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CATEGORY ARCHIVE: As Proposed

May 15, 2012

8 Washington Watch: Development Approved!

In just under an hour at 4pm, San Francisco’s Board of Supervisors is scheduled to hear the appeals and either uphold or overturn the Planning Commission’s approvals for the 8 Washington Street development. Feel free to plug in and comment during the hearings.

Bonus points for breaking the Board's news as well as best quotes.

UPDATE: A plugged-in Steven Aiello reports at 12:58AM:

[Environmental Impact Report approval] upheld 8-3
[Conditional Use Authorization approval] upheld 8-3

The 8 Washington Street development has been approved by the Board of Supervisors.

∙ 8 Washington Could Be Approved, Financial Deal And All, Next Week [SocketSite]
∙ Planning Approves 8 Washington Street Development As Proposed [SocketSite]
∙ Tennis Anyone? No Longer At 8 Washington As Now Proposed... [SocketSite]
∙ Protest Alert: Rally Against 8 Washington [SocketSite]

Posted by socketadmin at 3:05 PM | Permalink | Comments (25) | (email story)

The Vision (And Financing) For SF’s Wholesale Produce Market

With a vision for reinventing the San Francisco Wholesale Produce Market that's been on the boards, the city of San Francisco is preparing to back the $96 million initiative.

Under legislation that Lee and Supervisor Malia Cohen will introduce Tuesday, the nonprofit San Francisco Market Corp. will sign a new 60-year lease that calls for rent revenue from merchants to be used in a three-phase effort to redevelop and expand the market to an adjacent city-owned parcel at 901 Rankin St., currently a parking lot and storage site.

The nonprofit San Francisco Market Corp. is expected to borrow to cover up-front construction costs and pay it off with rent revenue. Once the upgrades and expansion are paid for, remaining rent revenue would go to the city's general fund, its main spending account.

As proposed, the two blocks of Jerrold Avenue that currently bisect the market will be closed and the market will expand from 300,000 to 500,000 square feet.

∙ SFWPM Past and Future [sfproduce.org]
∙ S.F. produce market to get $100 million upgrade [SFGate]

Posted by socketadmin at 9:00 AM | Permalink | Comments (6) | (email story)

May 14, 2012

Behind Salesforce's San Francisco Campus Debacle

A few days before Salesforce.com was poised to receive the City's approval, Salesfoce pulled the plug on their plans for a 14-acre campus in San Francisco’s Mission Bay.

From Reuters on Friday:

The company's stated reason for changing course was that the new campus would not be big enough for its growing workforce. But people closely involved with the ill-fated development paint a picture of an out-of-control project that lurched forward even in the face of stratospheric costs and tepid support among employees. Only a construction expert hired late in the planning process convinced Benioff that moving forward would be folly.

The canceled development has already cost Salesforce tens of millions of dollars, and the price tag could rise further if the Web-based software maker fails to find a ready buyer for the land it bought, according to recent regulatory filings.

The cancellation has also singed the company's relationships with city officials, including San Francisco Mayor Ed Lee, who had touted the development as an economic boon and was stunned when it was suddenly abandoned.

From 2010 to 2011, the projected cost of constructing the campus ballooned from $750 per square foot to roughly $1,000 per square and a project cost of roughly $2 billion.

∙ First Four Salesforce.com Campus Buildings Poised For Approval [SocketSite]
∙ Salesforce.com Campus Key Elements And Design Preview [SocketSite]
∙ Salesforce.com Kills Mission Bay Campus, Open To Offers For Land [SocketSite]
∙ Insight: Salesforce's plan for opulent campus a costly debacle [reuters.com]
∙ Salesforce.com Acquires 14 Mission Bay Acres To Build 2 Million Feet [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (22) | (email story)

Facilitating Development Of The Chinese Hospital Project

Amongst the items on the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, a proposed ordinance amending San Francisco’s Planning Code and Zoning Map to create a Special Use District which would facilitate the development of the proposed Chinese Hospital Replacement Project at 835 Jackson.

∙ Chinese Hospital Special Use District Ordinance [sfbos.org]
∙ The Chinese Hospital's Plans, Will The Mayor Make Demands? [SocketSite]
∙ Is Bruce Lee's Birthplace Historic Or Soon To Be History? [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (4) | (email story)

May 11, 2012

8 Washington Could Be Approved, Financial Deal And All, Next Week

Approved by San Francisco’s Planning Commission in March, next Tuesday, May 15, San Francisco’s Board of Supervisors will hear the appeals against the proposed 8 Washington Development and vote on whether or not to green-light the project.

Having participated in a protest related to the development, no word on whether or not Board of Supervisors President David Chiu will recuse himself from any votes.

Anticipating the Board of Supervisors will approve the project next week, the Port has scheduled a special meeting for 9am the next day, Wednesday, May 16, to approve the development deal for Seawall Lot 351. And an hour after that, the Board's Budget and Finance Committee is scheduled to hold its only public hearing and vote on the deal.

∙ Planning Approves 8 Washington Street Development As Proposed [SocketSite]
∙ San Francisco Board of Supervisors Agenda: 5/15/12 [sfbos.org]
∙ Tennis Anyone? No Longer At 8 Washington As Now Proposed... [SocketSite]
∙ Protest Alert: Rally Against 8 Washington [SocketSite]
∙ Port Commission Special Meeting: Seawall Lot 351 Development Deal [sfport.com]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (4) | (email story)

May 10, 2012

The Design And Details For Rapid Transit (BRT) Down Van Ness Avenue

Following years of planning, analysis and public feedback, the design for San Francisco's first Bus Rapid Transit (BRT) route on Van Ness Avenue has been selected with busses to run down the center median from Mission to Lombard.

Under this proposal, BRT lanes would flank the center median except at stations where the BRT vehicles would transition to the center of the roadway and be protected by right side boarding platforms. This alternative would have the best attributes of [the center median alternatives] (e.g., faster, more reliable performance) while avoiding the need to acquire left-right door vehicles or rebuilding the entire median.

This alternative would also eliminate all left turns from Van Ness Avenue between Mission and Lombard streets with the exception of a southbound (two lane) left turn at Broadway in order to gain the most transit travel time benefits.

The touted benefits of the BRT route include a 32 percent reduction in travel time, a 40 percent reduction in delays, and a 50 percent increase in reliability.

Construction of the Van Ness Avenue BRT line could begin as early as 2015 with service in 2017. The plan will be presented to San Francisco's Planning Commission this afternoon.

∙ Van Ness Avenue Bus Rapid Transit (BRT) [sfcta.org]

Posted by socketadmin at 7:45 AM | Permalink | Comments (46) | (email story)

May 9, 2012

Protest Alert: Rally Against 8 Washington

San Francisco Supervisor David Chiu is expected to join the San Francisco Tenants Union, a couple of "Occupy" groups, and a few neighborhood associations who oppose the 8 Washington Street development that was approved by Planning in a protest this evening.

Protestors plan to rally at 550 Battery Street at 5pm and march to the office of Golden Gateway’s Oak Hill Partners at Montgomery and Columbus at which point the protestors will present Golden Gateway (which owns 80% of the 8 Washington site) with a tax default notice from "the people."

According to Ted Gullicksen of the Tenants Union, the "people’s default notice" is on account of Golden Gateway having "found a way to avoid paying taxes on the real value of their property, resulting in a potential loss of $30 million to the city."

∙ Planning Approves 8 Washington Street Development As Proposed [SocketSite]
∙ Art Agnos’ Open Opposition To The Development Of 8 Washington [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (32) | (email story)

May 8, 2012

What The F-Line

The discussion surrounding the design competition for concepts to "enliven and integrate" Fort Mason appropriately turns to the proposed extension of Muni's F-line from Fisherman’s Wharf to the Fort (click the image to enlarge).

The extension would cover less than a mile along City streets and through an existing rail tunnel adjacent to Fort Mason Center. The new terminus of the extension would be in the Fort Mason Center parking lot adjacent to Building A. The National Park Service has completed the environmental impact Statement (EIS) for the extension.

It would cost an estimated $40 million to design and construct the extension.

∙ Creative and Practical Concepts To Enliven and Integrate Fort Mason [SocketSite]
∙ Extension of F-Line Streetcar Service to Fort Mason Center [nps.gov]

Posted by socketadmin at 6:00 AM | Permalink | Comments (24) | (email story)

May 4, 2012

Dusting Off Plans For New Dwellings On The NW Slope Of Mount Sutro

On the boards since 2004, the plans to build 34 dwelling units on the northwest slope of Mount Sutro have been dusted off and are making their way through Planning.

Twenty-four of the 34 units would be constructed as duplexes (with a two-story upper unit above a two-story lower unit) in 12 structures. A single building with ten townhomes would be constructed on the western portion of the site.

The proposed buildings would range between approximately 16 to 40 feet in height above the new street grade. The buildings would be four stories, with one to four stories above street level, and at the rear, down-sloping portion of the project site, at most two stories below street level (click design to enlarge).

The duplex buildings would have a total of 32 parking spaces, of which 26 would be in the form of two-car stackers, and six would be independently accessible, and the parking garages would contain room for bicycle parking. The townhome building would have 36 spaces in an enclosed parking garage, consisting of three nine-car rotating stackers and nine independently accessible spaces, and a minimum of six bicycle parking spaces.

If approved, construction of the "San Francisco Overlook" project will take an estimated two years to complete. A public hearing on the project is currently scheduled for June 7.

Posted by socketadmin at 1:00 PM | Permalink | Comments (15) | (email story)

May 3, 2012

The Jewish Home Of San Francisco’s Plans To Expand

The Jewish Home of San Francisco sits at the corner Silver and Mission in the Excelsior with a campus that provides 430 beds and facilites for seniors. On the boards as rendered below, a plan to update and expand to 526 beds with a goal of breaking ground by 2014.

∙ Jewish Home of San Francisco: Vision for the Future [jhsf.org]

Posted by socketadmin at 11:45 AM | Permalink | Comments (13) | (email story)

May 2, 2012

The Plan To Transform San Francisco's Transit Center District

First drafted in 2009, the Planning Department's Transit Center District Plan for the area bounded by Market, Steuart, Folsom, and mid-block between 3rd and New Montgomery is making the Planning Commission rounds this week to prepare for a public hearing on the adoption and implementaion of the amended plan currently scheduled for May 24.

Once again, the plan's five Core Goals:

1. Build on the General Plan’s Urban Design Element and Downtown Plan, establishing controls, guidelines, and standards to advance existing policies of livability, as well as those that protect the unique qualities of place.

2. Capitalize on major transit investment with appropriate land use in the downtown core, with an eye toward long-term growth considerations.

3. Create a framework for a network of public streets and open spaces that support the transit system, and provides a wide variety of public amenities and a world-class pedestrian experience.

4. Generate financial support for the Transbay Transit Center project, district infrastructure, and other public improvements.

5. Ensure that the Transit Center District is an example of comprehensive environmental sustainability in all regards.

Core recommendations of the plan include: identifying and funding opportunities for new public open spaces (including an expanded Oscar Park); widening sidewalks, providing dedicated transit lanes, augmenting the bicycle network, adding signalized mid-block crosswalks, and converting certain alleys into pedestrian plazas; and, of course, increasing allowable density and height limits within the Plan area.

∙ The Grand Plan For A San Francisco "Transit Center District" [SocketSite]
∙ Draft Transit Center District Plan [sf-planning.org]
∙ Presenting Oscar Park (And A Chance To Provide Feedback) [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (16) | (email story)

April 30, 2012

Is Bruce Lee's Birthplace Historic Or Soon To Be History?

As plugged-in people know, the Chinese Hospital plans to raze their 29,793 square foot building at 835 Jackson and build a 101,545 square foot hospital in its place, a plan which will be presented to San Francisco’s Historic Preservation Commission this week.

Yes, Bruce Lee was born in the building. And no, still no word from the Mayor’s office with respect to any demands for approving the needed project.

∙ The Chinese Hospital's Plans, Will The Mayor Make Demands? [SocketSite]
∙ CPMC And The City Reach Agreement For Cathedral Hill Hospital Plan [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (67) | (email story)

April 26, 2012

100 Van Ness Repurposed, Redesigned And Rendered

In the background of the aerial rendering for the proposed tower to rise at One Van Ness, the existing 400 foot building at 100 Van Ness lurks.

As proposed and rendered above and below, however, the old AAA headquarters will be re-skinned and re-purposed as a 399-unit apartment building with ground floor retail, 118 parking spaces, and a 12,000 square foot rooftop resident’s playground above.

Features of the proposed 29th floor roof deck (click image to enlarge) include fire pits, lounges, a dog walk, a hot tub, lawn, plants and trees.

And yes, there's a good reason why apartment buildings are currently all the rage.

∙ An All-Star Architect's Design For The All Star Site At One Van Ness [SocketSite]
∙ AAA Complex At Van Ness And Hayes About To Get A Jump Start [SocketSite]
∙ Surprised By A Spike In San Francisco Rents? There's No Excuse. [Socketsite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (38) | (email story)

An All-Star Architect's Design For An All Star Site At One Van Ness

From John King with respect to the Richard Meier & Partners designed 34-story residential tower that’s on the boards to rise near the corner of Market and Van Ness, possibly replacing the squat building in which the All Star Café currently resides:

What's unusual here is the proposed tower's un-Meier surface and shape: a tall tapered cone wrapped in what now is mullion-free glass, broken only by two slits from base to sky that would emphasize the sleek height and make the glass "appear veil-like," Meier said in a phone interview. His signature white-metal panels would appear only at the base. There, glass gives way to three stories that are unmistakably modern, yet in scale with the best nearby buildings.

According to Meier, the soft slender form is a response to the triangular site wedged between Market and Oak streets. "It's a rare opportunity to have a building relaxed, but open on all sides," he said. "There's really space around it."

Tentatively dubbed "One Van Ness," King hints that the proposed 400-foot building should start weaving its way through Planning and the public by the end of the year.

∙ Richard Meier & Partners tower planned in S.F. [SFGate]

Posted by socketadmin at 7:30 AM | Permalink | Comments (44) | (email story)

April 25, 2012

The Designs For Sixth And Howard Before Redevelopment Was Razed

While the razing of the Hugo Hotel and construction of nine new stories at 200 6th Street has been waylaid by the loss of the San Francisco Redevelopment Agency, a plugged-in tipster delivers the latest rendering for the mixed-use project designed to rise.

∙ Hugo Hotel Hangs On As Redevelopment Agency Is Dropped [SocketSite]
∙ Defending The Design For 200 6th Street And Adieu To Defenestration [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (5) | (email story)

April 23, 2012

Hugo Hotel Hangs On As Redevelopment Agency Is Dropped

The proposed Kennerly Architecture & Planning designed nine-story mixed-use building slated to rise at 200 6th Street has been waylaid by the loss of San Francisco’s Redevelopment Agency which Mercy Housing had been counting on to finance the demolition and replacement of the existing four-story, and rather storied, Hugo Hotel.

As plugged-in people know, the Redevelopment Agency acquired the Hugo Hotel in 2009 for $4,600,000 by way of eminent domain.

∙ Defending The Design For 200 6th Street And Adieu To Defenestration [SocketSite]
∙ Sixth Street landmark ready to hang around a bit longer [Examiner]
∙ And Now Back To The Hugo Hotel (And Eminent Domain On Sixth) [SocketSite]
∙ Hugo Hotel's Flying Furniture Update, No Word On The Graffiti [SocketSite]
∙ The Hugo Hotel Has A Date With A Different Kind Of Bench [SocketSite]
∙ Eminent Domain Suit Semi-Successfully Snatches Hugo Hotel [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (27) | (email story)

Cathedral Hill Hotel Demolition Paperwork Filed, Poised To Fall

With a special Planning Commission hearing scheduled for Thursday, at which approvals for CPMC’s Long Range Development Plans, including a new Cathedral Hill Hospital, are expected to be approved following the "extraction" of $115 million in affordable housing, transit and streetscape concessions from California Pacific, as a plugged-in tipster reports, CPMC has officially applied for the permit to demolish the Cathedral Hill Hotel.

∙ CPMC’s Long Range Development Plan Renderings And Draft EIR [SocketSite]
∙ CPMC And The City Reach Agreement For Cathedral Hill Hospital Plan [SocketSite]
∙ Planning Commission Special Meeting: CPMC's Development Plans [sf-planning]

Posted by socketadmin at 9:30 AM | Permalink | Comments (11) | (email story)

April 20, 2012

Let There Be The Light (And Rooftop Garden) Of Day At 601 Dolores

As we first reported last year, it was the Children’s Day School that ended up purchasing the "Castle on the Park" at 601 Dolores with plans to convert the 17,000 square foot building from a private residence into a school.

Next week, San Francisco’s Planning Commission will review the Children’s Day School’s application for the conversion of 601 Dolores and its plans for the building.

As proposed, a roof deck and garden will be built upon the southeast corner of the building and the garage at 601 Dolores will become the school’s reception hall and classrooms, with the garage entrance on 19th Street becoming the school’s primary entrance.

And with respect to increased traffic concerns around the park, "CDS would have students that attend 601 Dolores dropped‐off at 333 Dolores Street and the students would walk to the school from there."

∙ Castle On The Park (601 Dolores) In Contract For $6,600,000 [SocketSite]
∙ Bonds, Tax-Exempt Bonds (To Fund Day's Purchase Of 601 Dolores) [SocketSite]
∙ Sweet Jesus (So To Speak): 601 Dolores On The Market And Inside [SocketSite]
∙ 601 Dolores ("Castle on the Park") Conditional Use Request [sfplanning.org]

Posted by socketadmin at 6:00 PM | Permalink | Comments (10) | (email story)

April 18, 2012

Under Construction On 9th Avenue With (Or Without) A La Boulange

The demolition of the vacant two-story funeral home and parking lot at 1266 9th Avenue was approved in 2008 along with plans to construct a four-story building with 15 residential units over 5,650 square feet of ground floor retail and a 16-space subterranean garage.

Having recently just started site work and targeting a late 2012 completion, tomorrow San Francisco’s Planning Commission will hear a request to allow the ground floor retail space to house a La Boulange Café and Bakery, now a formula retail (i.e., "chain") restaurant with 12 San Francisco locations, 18 in the Bay Area.

As proposed, the La Boulange would provide roughly 2,216 square feet of dining space including 341 square feet approximately outdoors at the front of the property. As proposed in 2008, the retail space was to be divided into three.

With approximately 250 written comments and a petition signed by 25 Inner Sunset merchants supporting the project versus approximately 50 written comments opposing, the Planning Department recommends approving the use.

And while rendered above without so you can see the full façade, there will be street trees.

∙ 1266 9th Avenue: Conditional Use Request to Open A La Boulange [sfplanning.org]
∙ Keep Chain Stores out of the Inner Sunset [arizmendibakery.org]

Posted by socketadmin at 9:45 AM | Permalink | Comments (33) | (email story)

April 17, 2012

The Chinese Hospital's Plans, Will The Mayor Make Demands?

The original Chinese Hospital building at 835 Jackson was built in 1924 and converted to a Medical Administration Building for the hospital when the adjacent 43,368 square foot Chinese Hospital building at 845 Jackson was built in 1979.

As proposed, the 29,793 square foot building at 835 Jackson will be razed and in its place a new 101,545 square foot hospital and skilled nursing facility will rise.

The existing hospital at 845 Jackson would become a Medical Administration and Outpatient Center in 2015 when the construction is finished as proposed.

With Mayor Ed Lee having successfully extracted over a hundred million dollars worth of affordable housing, transit and streetscape improvements in return for approval of CPMC’s plans to build a hospital on Cathedral Hill and rebuild St. Luke’s in the Mission, we’ll let you know what the Mayor demands for approval of the Chinese Hospital's project.

∙ Chinese Hospital Replacement Project: 835-845 Jackson [sfplanning.org]
∙ CPMC And The City Reach Agreement For Cathedral Hill Hospital Plan [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (57) | (email story)

April 16, 2012

Cracking Down On Unkempt Foreclosed Upon Properties In SF

Citing an uptick in foreclosure activity in San Francisco ("…there were 927 actual foreclosures in the 2010-2011 fiscal year or an average of 83 per month. This figure represents a 3% increase from the previous fiscal year, and a 1128% increase from five years ago…"), San Francisco’s Land Use and Economic Development Committee will review a proposed ordinance amending San Francisco Police Code to:

1) declare that public nuisances occurring at foreclosed properties be considered aggravating factors in imposing civil penalties and injunctive relief; 2) hold individuals and entities who own significant numbers of foreclosed properties to increased civil penalties for failing to maintain the properties; and 3) make environmental findings.

The proposed ordinance is sponsored by Supervisor Cohen who added to the uptick in 2010.

∙ As Pre-Foreclosure Activity Drops, Scheduled Auctions Tick Up In SF [SocketSite]
∙ Proposed Police Code: Additional Penalties for Foreclosed Properties [sfbos.org]
∙ San Francisco Supervisor Cohen Walks Away From Underwater Condo [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (13) | (email story)

A La Aboard The Titanic, The "Occupy" Band Played On

As plugged-in people know, the three existing buildings on 17th Street between De Haro and Carolina are slated to be razed with two mirror image mixed-use buildings yielding 7,000 square feet of ground floor PDR, 8,000 square feet of commercial/retail, 41 residential units and 58 below-grade parking spaces proposed to rise in their place.

From a plugged-in tipster this weekend:

Just walked past this address where there is some sort of "Occupy" style protest in progress... I gather (strictly from word of mouth) that there are either squatters or tenants in the process of being evicted.

Apparently there was a three-man band playing on the roof (à la on the Titanic). And according to our tipster, the band wasn’t too bad.

∙ 1717 17th Street: Eastern Neighborhoods Plan In Action As Proposed [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (6) | (email story)

April 11, 2012

San Francisco Water Taxi Service Take Two

Having issued a request for providers in 2009 and approved a proposal from San Francisco Water Taxi LLC to provide water taxi service in San Francisco from South Beach to Fisherman’s Wharf with stops between, the operation never got off the ground (or rather on the water).

According to the San Francisco Business Times, however, the port is resurrecting its plans for the water taxi service and will issue a new request for providers next month with hopes of having taxis roaming the bay in time for the America’s Cup.

∙ Port Of San Francisco To Issue Water Taxi RFP Early Next Year [SocketSite]
San Francisco port revives plan for water taxi [Business Times]
∙ Amended America's Cup Host Agreement Approved [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (8) | (email story)

April 10, 2012

Formulating Controls To Chase Financial Services Away

There are 39 Districts within San Francisco in which Formula Retail controls which limit or prohibit formula retail apply, controls "adopted to maintain the unique visual character of the City’s neighborhood commercial districts [NCDs]."

Currently defined as "a type of retail sales activity or retail sales establishment which, along with eleven or more other retail sales establishments located in the United States, maintains two or more of the following features: a standardized array of merchandise, a standardized facade, a standardized decor and color scheme, a uniform apparel, standardized signage, a trademark or a servicemark," the definition of Formula Retail will be amended to include Financial Services as proposed.

From the Planning Department with respect to reasoning for the amendment:

In addition to having a standardized look and signage, Financial Services typically lack active or visually interesting store fronts. Therefore, having an over concentration of Financial Services in an NCD not only erode the visual uniqueness of that neighborhood, they can also negatively impact street life and vitality.

That being said, "there is a concern that there are very few Financial Service establishments in San Francisco, which would not be categorized as Formula Retail."

While some local Financial Service operations with fewer than 11 locations exist in San Francisco…most of the banks and even some Credit Unions are nationwide chains with more than 11 locations. While there will be additional limits on the provision of “financial services” under this proposed Ordinance, it should be noted that banking services provided through Limited Financial Services, ATMs, and online banking would still be permitted.

The proposed legislation will effectively prohibit new Financial Services in the Hayes Valley and North Beach commercial districts as both prohibit Formula Retail outright.

∙ Formula Retail Financial Services Amendment [sfplanning.org]

Posted by socketadmin at 4:00 PM | Permalink | Comments (46) | (email story)

April 9, 2012

The 280 Seventh Street Scoop (And Evolving Neighborhood Editorial)

A little while back the owners and operators of the Café in the Castro purchased the Rawhide II club building at 280 Seventh Street, once "the largest and…only Country Western Dancing club in San Francisco."

As proposed, the existing building will be razed and a four-story building with a club featuring an "entertainment area with stage for live performances, seating and a dance floor," a restaurant "in the style of a locally owned and sourced 'Cheesecake Factory' style eatery," a roof top garden, and two residential apartments facing Langton Alley will rise.

From the owners with respect to their plans:

We will be a neighborhood-serving restaurant while still recognizing the importance of visitors to the city coming to such places as Moscone Center. Our nighttime focus will be on the diversity you find at an LGBT entertainment venue with the inclusiveness found at Café duNord or Slim’s. Yes, that means we will have a stage and will be featuring performance as well as dance events. We envision the mix of entertainment as diverse as possible and are planning for a small but well equipped stage for live performances.

From Lodging in Public with respect to mixed feelings on a disappearing barrier dividing SoMa, a "[defense] against the good and bad effects of encroaching prosperity":

The Sixth Street skid-row corridor down the middle of SoMa served for the past three decades as a dangerous-looking (sometimes actually dangerous) buffer that prevented boring or timid people in the convention and financial zones to the east of us from walking very far at all west of the Yerba Buena complex around Third that includes Moscone Center. (Yerba Buena, of course, replaced San Francisco's former Skid Row in the hard-fought 1970s urban renewal rip-out. A lot of the people and functions it displaced moved over to Sixth.)

So even through the Web 1.0 boom, those of us living South of Market and west of Sixth were spared the glass-front high-rises, the loud after-work joints full of junior stock traders in mating plumage, and the restaurants and night spots catering to Midwestern conventioneers venturing out from Moscone Center -- that's all in the alien territory, confusingly also called SoMa, that stretches from Fifth east to the Embarcadero by the Bay Bridge. Over here, things have managed to stay a little more alternative.

Sixth Street, however, is losing its fear factor. It's going hipster. Its function as a containment zone for vice and dysfunction is fading as its property values rise. I think its future really is what a younger-generation SRO landlord predicted to me more than ten years ago: to provide hostel-type accommodations and entertainment for young people who want to go somewhere a bit different, but not perhaps too different.

Assuming Planning’s approval, the developers hope to host a grand opening in 2014.

∙ 280 Seventh Street [280seventh.com]
∙ Western SoMa: here come the conventionaleers [lodginginpublic]

Posted by socketadmin at 11:45 AM | Permalink | Comments (29) | (email story)

The Renderings For The Corner Of 8th And 16th Streets As Proposed

As plugged-in people know, the building in which the Axis Café currently resides at 1150 16th Street will be razed as proposed and in its place a four-story building for production, distribution, and repair (PDR) will rise with a connected five-story, but shorter, building with 15 residential units over retail will rise on the gravel lot to its east.

The northwestern building (1201 8th Street) will be 68 feet tall as proposed and contain 12,826 sf of PDR space, divided into 15 units, on three levels above ground-floor retail.

The southeastern building (1150 16th Street) will be 58 feet tall as proposed and contain 15 residential units over ground-floor retail that's proposed for restaurant use.

Both buildings would share a common basement level with 14 residential parking spaces and eight commercial parking spaces, including one disabled-accessible space.

We don’t believe either of the buildings will actually be leaning when built, the designs for which have evolved a bit since those which were on the boards in 2009:

∙ The Axis Of…New Development At The Intersection Of 8th And 16th [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (10) | (email story)

April 6, 2012

The 1% And Proposed Trust Fund Even Occupiers Should Support

Adopted in 1985, San Francisco Planning Code Section 429 currently requires developers to spend one percent (1%) of construction costs for on-site public artwork for most new development projects or additions to existing buildings over 25,000 square feet.

In the words of a reader last month with respect to the City's 1% for Art program:

Let's talk about the McArt glued into every office plaza/condo tower in town for a second. 1% for Art is a fantastic concept: good job, City. How about creating an allowance (ie, an option) that would allow the builder to pool that money into a central City fund rather than have it dedicated to on-site one-liners (at the City's discretion)? It's nice to have art, but it'd be nicer to have a massive pool quickly build up that could be used to do something truly spectacular every few years or so: maybe build a museum or park or a new theater with a funding base.

Working its way through San Francisco’s Land Use and Economic Committee and likely to be adopted next week, an amendment to Section 429 which would establish a Public Artwork Trust Fund to be administered by the Arts Commission for the "creation, installation, exhibition, conservation, preservation, and restoration of temporary and permanent public art and capital improvements to nonprofit art facilities."

While not compulsory, developers will have the option of contributing all, or part, of their 1% for Art fees to the fund in lieu of on-site spending.

∙ Public Art Fee and Public Artwork Trust Fund Amendment [sfbos.org]
∙ Yes, The Proposed Transbay Transit Tower Shrank A Hundred Feet [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (10) | (email story)

April 5, 2012

Art Agnos’ Open Opposition To The Development Of 8 Washington

Former San Francisco Mayor Art Agnos came out swinging today against the proposed and Planning approved 8 Washington Street development. From Agnos' open forum letter published in the Chronicle:

City leaders have been lamenting recently the continuing flight of families from San Francisco. Chronicle stories state a family earning $111,000 a year could afford only 23 percent of the houses for sale primarily in the city’s southern neighborhoods. Each year it gets worse. The response is civic hand wringing.

8 Washington, a project that combines public and private land, is a perfect place to begin a new policy by insisting that any residential development involving public land include middle-class family housing on the site. The current proposal is for a vertical gated community of luxury condos selling at $2.5 million to $7.5 million each. To get the best views, the developer is asking for the first height increase on northern waterfront in more than 40 years, from the current limit of 84 feet to 136 feet, as well as doubling the allowed bulk to make the project as wide as a football field.

The developer claims the project will meet the city requirement to fund 27 units of affordable housing — but somewhere else in the city, not on this partially city-owned lot. This deal also requires the city to continue to turn a blind eye to the loss of more than 100 rental apartments that have been converted to hotel use as corporate and vacation rentals. Those units are part of the Golden Gateway apartment complex, which is providing 80 percent of the 8 Washington site as a partner in the project. The result is that we accept an ongoing loss of affordable housing in order to aid in the development of luxury housing on the waterfront.

The alternative plan supported by Agnos and others, "a mix of hotels, restaurants, retail and a Downtown Transit & Bicycle Center on the Port of San Francisco’s remaining seawall lots, including 8 Washington."

With respect to "the loss of more than 100 rental apartments that have been converted to hotel use as corporate and vacation rentals," as we first reported earlier this week, an amendment to San Francisco Administrative Code Chapter 41 sponsored by Supervisor Chiu would "extend the restrictions against converting apartment units to short-term occupancies to tenants or guests of corporate entities that rent such apartments."

∙ Planning Approves 8 Washington Street Development As Proposed [SocketSite]
∙ We tore down the Embarcadero Freeway for this? [SFGate]
∙ Airbnb: A Potential Civil And Criminal Penalty Hit List? [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (41) | (email story)

Mission Rock Plans Dusted Off With Giants Swinging For A 2015 Start

The four year old plans to develop San Francisco’s Seawall Lot 337/Pier 48 dubbed "Mission Rock" have officially been dusted off with the Giants and their surviving development partner, the Cordish Cos., touting a plan to break ground for the massive project, currently the site of the San Francisco Giants Parking Lot A, by 2015.

As proposed, the 27-acre development would yield up to 1,000 housing units, 125,000 square feet of retail (down from 240,000), 1.7 million square feet of office space (up from a million), a garage with 2,690 parking spaces, and over eight acres of public open space.

As we first reported last month, the ten year lease for Seawall Lot 337 between the City and County of San Francisco and the China Basin Ballpark Company, a subsidiary of the San Francisco Giants, expired at the end of 2009 and was month-to-month before being extended five years by San Francisco’s Board of Supervisors to 2017.

∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ Proposed Seawall Lot 337 Development Scrambling For Investors [SocketSite]
∙ Could This Be Curtains For Cirque Du Soleil In The City? [SocketSite]
∙ Five More Years For Giant's Parking Lot A And Big Development Delay [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (31) | (email story)

April 2, 2012

The Gold Dust(up) Continues

As we first reported a few weeks ago, over the objections of the owners of the building in which the Gold Dust Lounge resides, in February the operators of the 46-year old bar at 247 Powell Street requested landmark status for the establishment in the hopes of thwarting an eviction, and conversion of the space into retail, scheduled for December.

While the Planning Department found the operators' request without merit and recommended San Francisco’s Historic Preservation Commission reject the application for landmark status, a motion to disapprove landmark initiation for the Gold Dust Lounge failed on a three-to-three tie vote with commissioner Wolfram absent.

On Thursday, San Francisco’s Historic Preservation Commission will revisit and revote on the operators' versus owners' request to landmark the Lounge.

∙ A Non-Historic Win For The Owners Of 247 Powell Street [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | Comments (2) | (email story)

California High-Speed Rail's New New Budget And Business Plan

The conclusion from the California High-Speed Rail Peer Review Group in January, a group formed by the State Legislature and headed by former Caltrans chief Will Kempton.

Until a final version of the 2010 Business Plan is received, we cannot make a final judgment on the Funding Plan. Therefore, pending review of the final Business Plan and absent a clearer picture of where future funding is going to come from, the Peer Review Group cannot at this time recommend that the Legislature approve the appropriation of bond proceeds for this project.

Today, the California High-Speed Rail Authority (CHSRA) will release its revised Business Plan, a plan that’s expected to announce a reduced project cost of $68 billion, down from over a hundred billion, and a first leg linking Merced and the San Fernando Valley that would be operational within a decade.

The CHSRA press conference will be live-streamed at 10 am and the revised budget will be made availble at: cahighspeedrail.ca.gov. We'll let you know how the California High-Speed Rail Peer Review Group responds.

∙ California High-Speed Rail Peer Review Questions Plans For HSR [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (66) | (email story)

Airbnb: A Potential Civil And Criminal Penalty Hit List?

According to San Francisco Administrative Code Chapter 41A, it is "unlawful for any owner to offer an apartment unit for rent for tourist or transient use," defined as "occupancy for less than a 30-day term of tenancy."

Any interested party may institute proceedings for injunctive and monetary relief for violation of this Chapter. In addition, the owner may be liable for civil penalties of not more than $1,000 per day for the period of the unlawful rental. If the interested party is the prevailing party, such party shall be entitled to the costs of enforcing this Chapter, including reasonable attorneys’ fees, pursuant to an order of the Court. If the interested party is a permanent resident, then the interested party shall retain the entire monetary award.

And in terms of Criminal Penalties:

Any owner who rents an apartment unit for tourist or transient use as defined by this Chapter shall be guilty of a misdemeanor. Any person convicted of a misdemeanor hereunder shall be punishable by a fine of not more than $1,000 or by imprisonment in the County Jail for a period of not more than six months, or by both. Each apartment unit rented for tourist or transient use shall constitute a separate offense.

An apartment is defined as a "room or rooms in any building, or portion thereof, which is designed, built, rented, leased, let or hired out to be occupied…provided that the apartment unit was occupied by a permanent resident on or after February 8, 1981."

And according to the Administrative Code, "It is presumed that an apartment unit was occupied by a permanent resident on or after February 8, 1981, and the owner has the burden of proof to show that an apartment unit is not subject to this Chapter."

This afternoon San Francisco’s Land Use and Economic Development Committee will review an amendment to Chapter 41 sponsored by Supervisor Chiu which would "extend the restrictions against converting apartment units to short-term occupancies to tenants or guests of corporate entities that rent such apartments" and allow civil actions to be brought by certain non-profit entities.

With respect to being offered for tourist or transient use, there are currently 1,938 rooms, homes or apartments in San Francisco listed on airbnb alone.

∙ Proposed San Francisco Administrative Code Chapter 41 Amendment [sfbos.org]

Posted by socketadmin at 7:30 AM | Permalink | Comments (64) | (email story)

March 30, 2012

Resolving To Suspend Foreclosure Activities In San Francisco

On the agenda for San Francisco’s Land Use and Economic Development Committee next week, a resolution "urging City and County officials and departments to protect homeowners from unlawful foreclosures; and urging City contractors and all mortgage and banking institutions, especially San Francisco-based Wells Fargo, to suspend foreclosure activities and related auctions and evictions until State and Federal measures to protect homeowners from unfair and unlawful practices and provisions for principal reductions are in place."

And yes, Supervisor Cohen who walked away from her underwater condo prior to being elected is one of the sponsors.

∙ Land Use and Economic Development Committee Agenda: 4/2/12 [sfbos.org]
∙ As Pre-Foreclosure Activity Drops, Scheduled Auctions Tick Up In SF [SocketSite]
∙ San Francisco Supervisor Cohen Walks Away From Underwater Condo [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (13) | (email story)

14 Stories At 1415 Mission Street Back In Play

As plugged-in people know, the site at 1415 Mission at the corner of 10th has been entitled for a 14-story building, the design for which Heller Manus Architects rendered.

While sidelined by R&K Investments for the past two years, according to the Business Times, Martin Building Co. is in contract to purchase the site on which 165 units could rise.

∙ 1415 Mission: Existing (Parking) And As Proposed (People) [SocketSite]
∙ People Over Parking As 1415 Mission Gets A Land Use Thumbs Up [SocketSite]
∙ 1415 Mission Street Design [hellermanus.com]
∙ Martin Building Co. to buy Mission Street site [Business Times]

Posted by socketadmin at 6:30 AM | Permalink | Comments (9) | (email story)

March 28, 2012

CPMC And The City Reach Agreement For Cathedral Hill Hospital Plan

With Mayor Ed Lee asking for $108 million to approve California Pacific Medical Center’s comprehensive plans, including a new medical center at Van Ness and Geary on Cathedral Hill and to rebuild St. Luke’s in the Mission, according to a statement from California Pacific CEO Warren Browner, CPMC has agreed to fund $115 million worth of affordable housing, transit and streetscape improvements in return for the city's blessing.

Assuming Planning Commission and Board of Supervisors approval, site prep for the Cathedral Hill Hospital project could commence by mid-summer.

∙ SF Mayor To CPMC: $108 Million To Approve Cathedral Hill Hospital [SocketSite]
∙ CPMC’s Long Range Development Plan Renderings And Draft EIR [SocketSite]
∙ California Pacific, Mayor Ed Lee reach agreement on Cathedral Hill [Business Times]

Posted by socketadmin at 10:30 AM | Permalink | Comments (29) | (email story)

March 23, 2012

CityPlace Parcels Lost To Foreclosure

As a plugged-in reader reports, the Market Street parcels upon which the approved CityPlace development was to be built between Fifth and Sixth Streets were just foreclosed upon and taken back by the bank.

∙ Comments: CityPlace Parcels Rescheduled For Foreclosure [SocketSite]
∙ CityPlace EIR Approved Appealed Approved! [SocketSite]
∙ CityPlace Parcels Along Market Scheduled For Foreclosure This Week [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | (email story)

Planning Approves 8 Washington Street Development As Proposed

San Francisco’s Planning commission has approved the Environmental Impact Report (EIR) for the proposed 8 Washington development and voted in favor of increasing spot height limits, from 84 feet up to 136 feet, and permitting the subsequent shadows that would be cast over Sue Bierman Park in order for the project to be constructed as proposed.

Next up for the four to twelve story development that would yield 145 dwelling units, 20,000 square feet of ground-floor retail, 400 off-street parking spaces, and a new health club: San Francisco’s Board of Supervisors and the Port Commission.

And then, of course, will come the lawsuits and appeals.

∙ 8 Washington: Special Meeting And Votes To Approve This Week [SocketSite]
∙ Tennis Anyone? No Longer At 8 Washington As Now Proposed... [SocketSite]
∙ 8 Washington: A Chance To Hear And Be Heard This Afternoon [SocketSite]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (9) | (email story)

March 22, 2012

Piers 30-32 Back In Play For The America’s Cup (And Beyond)

Having been dropped from the development plans last month, Piers 30-32 are back in play with respect to the America’s Cup. Under the latest proposal, the Port of San Francisco would invest up to $8 million to refurbish the piers and prepare them for use as the base for the five competing teams but would maintain control of the piers after the Cup.

The new proposal awaits a vote from San Francisco’s Board of Supervisors and a reaction from "Waterfront Watch," the group which filed a lawsuit in an attempt to block, or at least delay, any race related development.

∙ Piers 30-32 Dropped From AC34 Development Plan, Lawsuit Filed [SocketSite]
∙ Pier Pressure And The Price San Francisco Taxpayers Might Pay [SocketSite]
∙ Rendering Scoop: San Francisco's Major America’s Cup Venues [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (16) | (email story)

March 21, 2012

Home Depot Applies Again: Can They Do It In San Francisco?

Four years ago, following a decade long battle to develop, Home Depot walked away from the former Goodman Lumber site on Bayshore Boulevard.

With Lowe’s having since successfully developed the site on Bayshore Boulevard, Home Depot has just filed an application to build a 120,000 square foot store at 1901 Cesar Chavez, formerly the site of a printing facility for the Fang family Chronicle and currently employed as a staging facility for construction at the San Francisco General Hosptial.

∙ Coming Soon! Bayshore Boulevard Home Depot Development Is Dead [SocketSite]
∙ Home Depot Bayshore (San Francisco): Let’s Get Ready To Rubble! [SocketSite]
∙ T-Minus Two Days (And A Decade In The Making) For Lowe’s In SF [SocketSite]
∙ Home Depot takes third shot at San Francisco store [Business Times]

Posted by socketadmin at 6:45 AM | Permalink | Comments (13) | (email story)

March 19, 2012

A Non-Historic Win For The Owners Of 247 Powell Street

Over the objections of the owners of the building in which the Gold Dust Lounge resides, in February the operators of the 46-year old bar at 247 Powell Street requested landmark status for the establishment in the hopes of thwarting an eviction, and conversion of the space into retail, scheduled for December .

From the Planning Department with respect to the application:

The Department does not believe that the analysis demonstrates significance of the GoldDust Lounge under any of the National Register Criteria that would justify its recognition as a City Landmark.

The Department recognizes that the Gold Dust Lounge is an important local business and gathering spot of many locals and visitors. Unfortunately, Article 10 Landmark designation, in this case, is not the appropriate tool to protect what is valued most –the continued operation of the bar. The Department does not believe that Article 10 designation of the Gold Dust Lounge would result in a positive outcome for the parties involved.

If the designation were to move forward, only the physical features associated with the Gold Dust Lounge could be protected. The lounge could be repurposed for another use, such as retail, as long as these physical features were retained and respected. As indicated by Mr. VerPlanck’s documentation, the Gold Dust lounge could not be relocated without impacting its historic integrity; therefore, should the owners find another location, the designated physical features could not be removed from the current location.

On Wednesday, San Francisco’s Historic Preservation Commission is expected to affirm the Department’s findings.

∙ Consideration to initiate Landmark designation for the Gold Dust Lounge [sfplanning.org]

Posted by socketadmin at 7:30 AM | Permalink | Comments (19) | (email story)

March 12, 2012

Yes, The Proposed Transbay Transit Tower Shrank A Hundred Feet

As plugged-in people have known for five months, the height for the proposed Pelli Clarke Pelli designed Tansbay Transit Center Tower to rise at the corner of Mission and First was shortened from 1,200 to 1,070 feet.

From the Chronicle today with respect to the revised design:

The revised tower keeps the obelisk form of the original design with office floors giving way to a see-through crown. The changes are subtle ones: The skin's lattice-like metal-work would taper in toward the glass at the curved corners, creating what the architects say will be a smooth vase-like effect.

The glass would be a neutral color, behind aluminum mullions and spandrels painted pearlescent white. The outer grids would double as sunshades to reduce the tower's energy use.

The shorter Transbay Tower will yield 1.3 million square feet of office space versus the 1.6 million square feet as originally proposed, pitched, and rendered:

∙ The Plan For San Francisco's Tallest Tower And Transit Center District [SocketSite]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]
∙ Plans revamped for SF's tallest skyscraper [SFGate]
∙ The SocketSite Scoop: San Francisco’s Transbay Terminal Designs [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (48) | (email story)

CityPlace Parcels Along Market Scheduled For Foreclosure This Week

As we first reported last year:

Five parcels along Market Street between 5th and 6th Streets have been hit with Notices of Default (NOD's) including 935-939 Market, 943 Market, and 949-961 Market.

If that stretch of Market sounds familiar, it should. For as plugged-in people know, and PropertyShark catches, those parcels comprise the site of the proposed and approved CityPlace development.

Apparently Connecticut-based Commonfund Realty, which partnered with San Francisco based Urban Realty on the CityPlace development, "has stopped investment in real estate projects as it seeks to restructure a $1 billion fund that lost most of its value."

As best we can tell there’s approximately $36 million of cross collateralized debt on the three parcels and it’s a $9,680,000 note from 2007 which filed the notice of default.

While the Notice of Defaults noted above were cancelled, new Notices were filed soon thereafter. And as a plugged-in tipster notes, the CityPlace parcels along Market Street are now scheduled to hit the courthouse steps in San Francisco this Wednesday, March 14.

∙ Notice Of Default Filed For CityPlace Parcels [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]
∙ CityPlace EIR Approved Appealed Approved! [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (22) | (email story)

Five More Years For Giant's Parking Lot A And Big Development Delay

The ten year lease between the City and County of San Francisco and the China Basin Ballpark Company, a subsidiary of the San Francisco Giants, for Seawall Lot 337, also known as Parking Lot A, expired at the end of 2009 and has been month-to-month since.

Slated for development, but struggling to secure equity investors since 2010, the proposed development of Seawall Lot 337 and Pier 48 (a.k.a. Mission Rock) was expected to start in 2013 and yield 875 housing units, 1 million square feet of office space, 240,000 square feet of shops and restaurants, 180,200 square feet of exhibit/event space, 8.7 acres of public open space and 2,650 parking spaces over the next 17 years.

This week, San Francisco’s Board of Supervisors will vote on a resolution to approve a new five year lease for the China Basin Ballpark Company, effectively delaying the development of Seawall 337 until at least 2017.

∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ San Francisco SWL 337 Proposal: Downsized And Drawn Out [SocketSite]
∙ Proposed Seawall Lot 337 Development Scrambling For Investors [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (7) | (email story)

32 Percent More Or Less Efficient In San Francisco As Proposed

Per San Francisco Building Code Section 1208.4, the smallest legal dwelling unit in San Francisco must have living room of at least 220 square feet (20.4 m2) in addition to a separate closet and bathroom.

As proposed and sponsored by Supervisor Wiener, Section 1208.4 would be re-written to reduced to the minimum legal living room in San Francisco from 220 to 150 square feet while restricting residency of said units to no more than two persons.

∙ Ordinance Redefining Efficiency Units [sfbos.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (12) | (email story)

March 5, 2012

8 Washington: Special Meeting And Votes To Approve This Week

With the replacement tennis courts having been shed and number of groups opposing the development, San Francisco’s Planning Commission will hold a special meeting this Thursday at 10 am to consider certifying the Environmental Impact Report (EIR) and shadow studies for the proposed development at 8 Washington Street.

As proposed, the existing Golden Gateway Swim and Tennis Club and parking lot on Seawall 351 would be demolished and residential buildings ranging from four to twelve stores with 145 dwelling units, 20,000 square feet of ground-floor retail, 400 off-street parking spaces, and a new health club would rise (click either image to enlarge).

The health club would be situated in the northern portion of the site with the enclosed portion fronting the Embarcadero with an undulating roofline reaching a height of approximately 35 feet and planted as a non-occupied green roof. Green "living wallsʺ are also proposed for portions of the Embarcadero elevation of the building.

The Planning Commission is also scheduled to vote on a recommendation to San Francisco's Board of Supervisors to approve the reclassification of a southwestern portion of the site from the existing 84-foot height limit to a height of 92 feet in one portion and 136 feet in another in order to clear the way for the buildings to rise as proposed.

The Planning Department recommends approval of the project with the condition that parking for residents be reduced from 145 to 131 spaces, a reduced parking to unit ratio that is "compatible with the parking ratios permitted within C-3 Districts nearby, and would therefore be appropriate to the transit-rich, pedestrian-friendly context of the Project Site."

∙ Tennis Anyone? No Longer At 8 Washington As Now Proposed... [SocketSite]
∙ 8 Washington: A Chance To Hear And Be Heard This Afternoon [SocketSite]
∙ 8 Washington Street Project Proposal (And Renderings) Revised [SocketSite]
∙ Planning Commission Special Meeting (3/8/12): 8 Washington [sfplanning.org]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (18) | (email story)

March 2, 2012

Preliminary Designs For 801 Brannan On The Boards

Representing a little over half the 824 housing units proposed to rise across the full project area, and as has long been massed, David Baker + Partners has posted their preliminary design work for 801 Brannan which includes a "SFMade local-food marketplace," multiple green spaces and a redwood grove.

The last we heard, the goal was to get 801 Brannan built by 2014. And as plugged-in people know, SKS Investments is seeking approval to convert 257,243 square feet to office use "suited to technology tenants" at 888 Brannan across the street.

∙ Plans For 800 New Showplace Square Units Moving Forward [SocketSite]
∙ 801 Brannan And One Henry Adams: 819 Units As Proposed [SocketSite]
∙ On The Boards: 801 Brannan [dbarchitect.com]
∙ Converting 888 Brannan To Attract Tech Tenants (And Rents) [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (8) | (email story)

17th And Folsom Street Park Funded And Opening 2014

The proposed subdivision of the 219-space surface area parking lot on the north side of 17th Street between Folsom and Shotwell and the building of a 34,300-square-foot neighborhood park on half the site has been funded thanks to grant from the State.

The design of the park will be refined and finalized over the next twelve months with construction planed to commence next Spring and be completed in early 2014.

∙ Parking Not Parks! (A Less Popular Mission District Bumper Sticker) [SocketSite]
∙ OMG! ODC Connected Appeal Of 17th And Folsom Park Is Withdrawn [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (17) | (email story)

March 1, 2012

The Axis Of…New Development At The Intersection Of 8th And 16th

As proposed, the existing single-story building in which the Axis Café resides at 1150 16th Street will be razed and in its place a four-story building for production, distribution, and repair (PDR) will rise while a connected five-story, but shorter, building with 15 residential units over ground floor retail for restaurant use will rise on the gravel lot to the east.

The northwestern building (1201 8th Street) would be 68 feet tall and would contain 12,826 sf of production, distribution, and repair (PDR) space, divided into 15 units, on three levels above ground-floor retail (1,429 sf). The PDR building would have an off-street loading space on the first floor.

The southeastern building (1150 16th Street) would be 58 feet tall and would contain 15 residential units (20,277 sf) on four levels above ground-floor retail (5,056 sf) proposed for restaurant use.

Both buildings would share a common basement level with 14 residential parking spaces and eight commercial parking spaces, including one disabled-accessible space.

Click either of the proposed images to enlarge. And as the site currently appears:

∙ 1150 16th Street Residential-Retail-PDR Project Plan [sfplanning.org]

Posted by socketadmin at 7:00 AM | Permalink | Comments (7) | (email story)

February 27, 2012

Salesforce.com Kills Mission Bay Campus, Open To Offers For Land

Poised to receive Planning's approval to move forward with the first four buildings at the center of their proposed 14-acre campus in South Mission Bay this week, Salesforce.com has just killed any near-term plans for the massive development.

According to the Business Times, Salesforce "needs space faster than it can build it and thus will focus its efforts on expanding into existing buildings in downtown San Francisco."

"We just took a look at our long term and really our short term needs. The reality is we are going to need the square-footage before we can build it," said Bruce Francis, Salesforce vice president of corporate strategy. "We came to the conclusion this is the way to go."

While there are no immediate plans to sell the Mission Bay land that Salesforce bought in late 2010 for $278 million, Francis expressed openness to offers.

No, it's no February Fools. And yes, the salesforce story does sound a bit iffy. One more strike and it's officially a development turkey for San Francisco today.

∙ First Four Salesforce.com Campus Buildings Poised For Approval [SocketSite]
∙ Salesforce suspends plans for huge San Francisco campus [Business Times]
∙ Salesforce.com Acquires 14 Mission Bay Acres To Build 2 Million Feet [SocketSite]
∙ Piers 30-32 Dropped From AC34 Development Plan, Lawsuit Filed [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (45) | (email story)

Piers 30-32 Dropped From AC34 Development Plan, Lawsuit Filed

Following weeks of contentious negotiations, the America’s Cup Event Authority is dropping Piers 30-32 from its development plans and giving up its claim on Seawall 330, the undeveloped lot adjacent to the Watermark. Race teams will now be berthed at Pier 80.

At the same time, having unsuccessfully appealed the Planning Commission’s certification of the Environmental Impact Report for the venue work necessary to host the 34th America's Cup in San Francisco, "Waterfront Watch" has since filed a lawsuit in an attempt to block, or at least delay, any race related development.

Former San Francisco Board of Supervisors president Aaron Peskin is listed as a petitioner in the lawsuit, which appears to have been filed as leverage to renegotiate the terms of the City's Host Agreement with race organizers.

Originally scheduled to be reviewed by San Francisco’s full Board of Supervisors tomorrow, a vote on the new new terms of the old host agreement is on hold.

∙ Pier Pressure And The Price San Francisco Taxpayers Might Pay [SocketSite]
∙ San Francisco’s Last Minute Giveaways To Get The America’s Cup [SocketSite]
∙ Appealing The Impact Of The America's Cup In San Francisco [SocketSite]
∙ Lawsuit filed over key America's Cup environmental report [Examiner]
∙ Rendering Scoop: San Francisco's Major America’s Cup Venues [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (25) | (email story)

February 24, 2012

First Four Salesforce.com Campus Buildings Poised For Approval

The office allocation for the first four buildings of Salesforce.com’s Mission Bay Campus is poised to be approved by San Francisco's Planning Commission on Thursday, March 1.

The four buildings will yield 1,488,996 square feet, 1,254,551 of which will be office space, 41,363 ground floor retail, and 6,000 square feet for childcare. 1,394 parking spaces will be built underground while parking for 260 bikes will be spread between the four buildings.

A four-acre open plaza will be at the center of it all.

Supportive of Salesforce’s overall plan, two design requests by way of the Mission Bay Citizens Advisory Committee: to be "thoughtful about where the brightest accent colors are placed, as they will be visible to the occupants of surrounding buildings" and "sensitive about rooftop uses, visible from Potrero Hill."

∙ Salesforce.com Campus Key Elements And Design Preview [SocketSite]
∙ Designs For Salesforce's Global Headquarters Complex in Mission Bay [SocketSite]
∙ A Bit Of Color On (And For) Salesforce's Campus In Mission Bay [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (11) | (email story)

February 21, 2012

Fresh & Easy At 1245 South Van Ness Set For Approval This Week

On the agenda for San Francisco’s Planning Commission this week, the division and conversion of the former Delano's Market at 1245 South Van Ness into a Fresh & Easy.

The Project will divide the existing grocery store of approximately 21,452 square‐feet into a new 16,241 square-foot grocery store (Fresh and Easy, the formula retail use) and a 5,211 square-foot commercial retail space (tenant t.b.d.).

The Project will also result in the removal of approximately 16 off-street parking spaces and will reconfigure the accessory parking lot to provide 49 off‐street parking spaces, additional landscaping and bicycle parking.

As proposed, bicycle parking for thirty (30) will be provided versus the six required; the existing mural created by Precita Eyes and the children of Cesar Chavez School will be moved south; and sidewalk seating (or a parklet) would be added along South Van Ness.

∙ Fresh & Easy Headed For The Mission, Could The Castro Be Next? [SocketSite]
∙ San Francisco Planning Commission Agenda: 2/23/12 [sf-planning.org]

Posted by socketadmin at 8:15 AM | Permalink | Comments (23) | (email story)

February 14, 2012

New Life, Food, And Beer For The New Mission Theater As Proposed

With plans for condos to rise where the Giant Value store at 2558 Mission Street currently stands in the works, tomorrow San Francisco’s Architectural Review Committee will review plans to convert the adjacent New Mission Theater to a five-screen venue with food and adult beverage service operated by Alamo Drafthouse Cinema.

Inside, the theater would be converted from one to five screens, "utilizing and dividing the existing balcony levels (one auditorium on the ground floor, three new auditoriums on the lower balcony, and one new auditorium on the upper balcony)" while the projection room on the first floor would become a bar (click image to enlarge).

On the outside, the plan "would maintain and restore the character-defining elements on the exterior, including the Art Deco façade; free-standing pylon sign with neon tubes spelling out “New Mission;” cantilevered marquee; and streamlined parapet."

UPDATE: By way of a plugged-in reader, a (good) feeling for the Alamo Drafthouse Cinema culture in the form of their R-rated "Don't Talk or Text" PSA:

∙ Giant Value Housing Or Headache To Come In The Mission? [SocketSite]
∙ New Mission Theater (2554‐2558 Mission) Plans [sfplanning.org]

Posted by socketadmin at 3:30 PM | Permalink | Comments (16) | (email story)

The 401 Grove Street Seven And Great Parking Debate Continued

As we first reported last month, the permits to build 63 units over ground floor retail and parking at 401 Grove Street have been held due to a dispute with Planning over the number of approved parking spaces.

While the plans for 401 Grove Street approved by San Francisco’s Planning Commission last year "included tables and graphics depicting seven of the residential parking spaces in a tandem configuration, which would result in a total of 39 residential parking spaces," the written application "indicated that the project was proposing parking in an amount which is principally permitted by the Planning Code…a maximum of 32 residential parking spaces for the project, at a ratio of one space for each two dwelling units."

The developer’s request to amend the project’s approval to include the seven additional spaces is back in front of the Planning Commission this week with the Planning Department recommending the request be denied. The basis for Planning's recommendation:

1. The requested amendment would contradict the vision of the General Plan, and specifically the Market and Octavia Area Plan to focus new housing in walkable, transit‐served locations in a manner that discourages private automobile use as a primary mode of travel.

2. The movement of additional vehicles around the project site resulting from the added parking may degrade the experience of pedestrians and bicyclists.

3. The requested amendment is not necessary or desirable for, or compatible with the surrounding neighborhood.

As of an hour ago there were 67 cars parked in the long-standing lot at 401 Grove Street which would be demolished in order for the proposed new building to rise.

∙ Permits For 401 Grove On Hold Over Parking Dispute With Planning [SocketSite]
∙ 401 Grove: Three More Weeks To Get Its Planning Groove On [SocketSite]
∙ 401 Grove Street: The Revised Designs And Density [SocketSite]
∙ Market-Octavia Plan And Requisite Rezoning Approved By The Board [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (15) | (email story)

February 13, 2012

TIC Conversion Lottery Bypass And Mayoral Take Two

The statement and question from Supervisor Farrell that Mayor Lee is scheduled to answer in a scripted five minute fashion tomorrow at two:

Tenancies-in-common (TICs) in San Francisco have traditionally been a vehicle to allow residents in our City to realize their goal of home ownership. San Francisco has always promoted a path towards converting TICs to condominiums, which has a number of benefits - principally the ability to obtain lower interest rates for their property.

Over the past decade, however, the condo conversion lottery has created a bottleneck for TIC owners, and the chances of prevailing in the condo lottery have continued to diminish year after year. To compound matters, during the recent recession the vast majority of lenders who financed TICs stopped lending into the market, leaving only a handful of financing options - at the same time many TIC owners are now facing adjustable-rate mortgages that are resetting and threatening to place many TIC owners into foreclosure. Especially given these dynamics, compounded with our looming annual budget deficits and the dismantling of our redevelopment agency, the concept of condo lottery bypass legislation whereby condo owners would be offered a one-time opportunity to pay a fee to bypass the lottery, should be a win-win situation for everyone, especially given these fees would be specifically directed towards affordable housing in San Francisco.

Would you support this condo lottery bypass legislation, which would serve the dual purpose of helping vulnerable TIC owners in San Francisco, and provide a significant source of funding for our affordable housing community to plug our current budget deficit?

In 2010, San Francisco's Budget and Finance Committee voted 3-1 to kill a one-time condo conversion lottery bypass for a fee sponsored by the then mayor Newsom, a vote the then Board of Supervisors could have overturned but didn’t.

∙ An Estimated 2,500 Units Entering 2011 Condo Conversion Lottery [SocketSite]
∙ Condo Lottery Bypass For A Fee Resurfaces In Mayor's New Budget [SocketSite]
∙ Budget and Finance Committee Kills Condo Lottery Bypass For A Fee [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (44) | (email story)

Twist And Shout (Or Rather Don’t) After The Renovation

An aerial view of the Minnie and Lovie Ward Playfields at 650 Capitol Avenue paints the painful picture of the ankle twisting park as it current stands. As proposed, however, the former Ocean View Park and Recreation Center will be transformed.

The proposed project would renovate the approximately 6.1‐acre playfields and would include replacement of the existing grass turf with synthetic turf and installation of three 60‐foot‐tall light standards, three 70‐foottall light standards, and six 80‐foot‐tall light standards. The new light standards would be placed on the perimeter of the field area and would be controlled by an automated control system, which would turn the lights on at sunset and turn the lights off upon field closure at 10:00 p.m. daily.

The project would also include replacement of the existing bleachers at the baseball field; installation of new bleachers at the softball/little league field; two new volleyball courts; replacement of the existing metal chain link fence with black vinyl fence; replacement of baseball and softball backstops and baseball dugout areas; refurbishment of the pedestrian walkway; installation of new drinking fountains, benches, bike racks, trash and recycling cans; modification to the existing retaining wall in the northeast field area; installation of irrigation system for existing vegetation; removal of the existing cargo container; improve infrastructure to comply with ADA requirements; and removal and replacement of up to 21 on‐site trees due to poor suitability and condition.

Click the rendering of the proposed playfields renovation plan below to enlarge.

∙ Minnie and Lovie Ward Playfields Renovation Plan [sfplanning.org]

Posted by socketadmin at 11:15 AM | Permalink | Comments (9) | (email story)

February 10, 2012

Pier Pressure And The Price San Francisco Taxpayers Might Pay

The latest budget report analyzing the financial impact of the 34th America’s Cup to be held in San Francisco favors an outcry to remove Pier 29 from the deal between the city and the America’s Cup Event Authority. From the Examiner:

Under the terms of the current deal, the authority would initially invest $55 million in pier improvements in exchange for a 66-year lease at Piers 30-32 and ownership of Seawall Lot 330, a property already approved for condos.

The authority could then opt to do additional pier work and get 66-year leases on piers 26, 28 and 29, which would trigger repayment from The City with an 11 percent interest rate. The report recommends that a cap be placed on the amount race officials can spend on improvements, or else The City could end up being roped into repayment for up to 91 years after the event.

The report suggests The City should nix Pier 29, at the foot of Telegraph Hill, from being transferred to race officials after the event. Board of Supervisors President David Chiu has been pointing to the lucrative property as a problem spot in the deal.

The Event Authority, however, has a different take (so to speak).

Stephen Barclay, a board member of the authority and the group’s primary negotiator, has been talking tough in recent weeks, saying concessions have already been made to mitigate the financial stress on the Port. Barclay said on Tuesday he will "draw the line" with Pier 29, because it is essential to the authority seeing a return on the total $111 million it plans to spend.

Also according to the report, should the America’s Cup Organizing Committee fall short of their $32 million fundraising goal, San Francisco taxpayers will be on the hook for the vast majority of the difference. To date, The Committee has raised $8 million.

∙ Regatta deal might sink San Francisco's coffers [Examiner]
∙ Rendering Scoop: San Francisco's Major America’s Cup Venues [SocketSite]
∙ San Francisco’s Last Minute Giveaways To Get The America’s Cup [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (16) | (email story)

January 27, 2012

Has The Fat Lady Sung For The Opera's Warehouse At 800 Indiana?

Contingent upon City approvals to develop the site, the San Francisco Opera has agreed to sell its set-construction warehouse at 800 Indiana Street to Archstone which has filed an application to build 350 units of housing on the site.

The opera’s building at 800 Indiana is a long, skinny parcel that stretches the length of two blocks between 20th and 22nd streets. Plans call for the property to be sliced in half, creating an "on-grade east-west plaza" where 21st Street would be if it didn’t dead-end 14 blocks to the west at San Francisco General Hospital.

The frontage of the complex would be further broken up by a series of courtyards. The five bottle-shaped courtyards are generally 50 feet wide, narrowing to 25 feet at the entrance.

Archstone has asked to build parking for 263 cars (and 350 bikes) and residents of Esprit Park should recognize the parcel as it runs the length of the development to the west.

∙ San Francisco Opera set-making site to become homes [San Francisco Business Times]
∙ Esprit Park Two Years Later, Apples-To-Apples Style [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (7) | (email story)

January 25, 2012

Appeal Of America’s Cup Environmental Impact Report Rejected

Rejecting an appeal we didn’t expect to be successful, San Francisco’s Board of Supervisors has unanimously certified the Environmental Impact Report (EIR) required to move forward with the construction of venues for the 34th America's Cup in San Francisco.

In the words of a plugged-in reader last night:

The appeal was denied, with the proviso that there will be supplemental EIRs. I don't know how much this addresses the ambiguity and structural deficiency of the EIR--perhaps they should split it into a program EIR and a project EIR for those projects that are known to-date.

Key other points that were made included that the mitigation funding was based on an expected attendee size of X, whereas later impact analysis assumed 0.2X. No resolution was reached on who will pick up the tab if mitigation funding predictions turn out to be optimistic. The ACEA voluntarily backed down on the floating jumbotron in the aquatic park, and there was much rejoicing amongst the aquatic park users.

∙ Appealing The Impact Of The America's Cup In San Francisco [SocketSite]
∙ Comments, Responses And Revisions To The America’s Cup Draft EIR [SocketSite]
∙ Rendering Scoop: San Francisco's Major America’s Cup Venues [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (21) | (email story)

January 24, 2012

Converting 888 Brannan To Attract Tech Tenants (And Rents)

In 2010, the Planning Commission approved the conversion of 138,580 of the 423,133 square feet between the interconnected buildings at 850 Brannan and 870 Brannan, collectively known as the 888 Brannan GiftCenter and JewelryMart, from production, distribution and repair (PDR) to office use.

Foreclosed upon by Wells Fargo prior to conversion, SKS Investments acquired 888 Brannan for $36 million in 2011 and is now seeking approval to convert a total of 257,243 square feet from PDR to office use "suited to technology tenants."

The more prominent of the two buildings, 870 Brannan is the five-story reinforced concrete building on the corner of 8th and Brannan which was constructed in 1917 and is on the National Register of Historic Places and California Register of Historical Resources.

As part of the conversion, the exterior of 870 Brannan would be rehabilitated with repaired or replacement windows, behind which parking for 31 cars and 80 bikes will be added.

With the support of the Planning Department, and scheduled to be reviewed by the Commission this week, the sponsors hope to start reconstruction next month.

∙ Request and Plans for the redevelopment of 888 Brannan [sfplanning.org]

Posted by socketadmin at 7:30 AM | Permalink | Comments (5) | (email story)

January 23, 2012

No Chairs For You In The Castro Commons Before (Or After) Nine

On the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, new regulations for the use of Jane Warner Plaza, also known as the 17th Street Plaza or Castro Commons, San Francisco’s first parklet to open at the intersection of Castro and 17th Streets.

As sponsored by Supervisor Wiener, a new use ordinance would prohibit sitting "on movable chairs or movable benches" in the plaza from 9pm to 9am and prohibit sleeping, camping, smoking or peddling merchandize in the plaza at any time.

The proposed restrictions will apply to Harvey Milk Plaza as well. And of course, please don't forget to wear your pants.

∙ Regulations for Jane Warner and Harvey Milk Plazas [sfbos.org]
∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]
∙ San Francisco Parklets Present And Proposed [SocketSite]
∙ Wiener’s Proposed Public Weiner (And Ass) Ordinance [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (18) | (email story)

January 20, 2012

The Designs For Daggett Park

This Monday, January 23, San Francisco's Planning commission will present the schematic design for Daggett Park to the San Francisco Arts Commission, which, through their Civic Design Review process, is tasked with reviewing the design of all public projects.

As proposed, the park will include a tilted lawn, "penta-step" installation, wave bench and a dog run amongst other features. The full presentation for the park to be built between 7th and 16th Streets and the buildings of Daggett Place:

∙ Daggett Park: Phase 1 Schematic Design Presentation [sf-planning.org]
∙ Revised Plans For Daggett Place (AKA 1000 16th St.) Up For Approval [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (7) | (email story)

January 18, 2012

An Attempt To Settle For With San Francisco's Planning Commission?

As we first reported yesterday, San Francisco’s Planning Commission is slated to meet behind closed doors with legal counsel to discuss the pending litigation and consideration of settlement proposals with respect to the proposed development of 1601 Larkin Street, a site on which the dilapidated First St. John's United Methodist Church currently stands.

The proposed development which was blocked by Planning last year featured the modern Stanley Saitowitz design as rendered above. But as a plugged-in reader notes, it would appear that Ian Birchall has been quietly drafted to redesign the development as "a contemporary interpretation of a European city apartment building" with "French-style balconies and tall glassy bays in a crisp limestone-like exterior cladding."

Perhaps it's an attempt to "settle" on a less modern design which San Francisco’s Planning Commission might find more appealing (and which the building’s more conservative Russian Hill neighbors might be less likely to appeal).

Which brings us right back to our 2010 piece entitled, "1601 Larkin Reignites An Architects Versus Planning Design Debate." Yes, it’s déjà vu all over again.

∙ Behind Closed Doors: 1601 Larkin Settlement Discussions This Week [SocketSite]
∙ Development Of 1601 Larkin Disapproved By Planning Commission [SocketSite]
∙ 1601 Larkin: Comments, Responses And Latest Renderings [SocketSite]
∙ Planning Disapproves Of Proposed Height For 1601 Larkin Project [SocketSite]
∙ 1601 Larkin Reignites An Architects Versus Planning Design Debate [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (13) | (email story)

The New And Improved Design Proposed To Rise At 147 South Park

Approved for demolition in 2003 and having sat in neglect since, it was a year ago we first plugged you in to the initial designs for the proposed four story building to rise at 147 South Park. Originally scheduled to be reviewed six months ago, a couple of Planning Commission hearings were postponed in order to provide additional time for the developer "to refine the design and…overall proposal" in conjunction with the Planning Department.

The proposed replacement structure is a four-story, 40 foot high, two-unit multifamily building with a ground floor commercial space identified as an eating and drinking establishment. The Project proposes to meet the usable open space requirement on site, through the provision of open space on decks at the 3rd floor, 4th floor and the roof.

The Project will provide one off-street parking space designated for the ground floor commercial use and one off-street parking space for a dwelling unit. Automobile access is from the rear of the lot, on Varney Place, and away from South Park Avenue.

In addition to the approximately 2,133 square foot ground floor commercial space fronting on South Park Avenue, a three-bedroom residential unit would be located on the second floor while a four-bedroom unit would occupy the third and fourth floors.

The Planning Department recommends the Planning Commission approve the project as long as façade finish materials are less reflective than rendered and the fourth floor is set back 15 feet from the main building wall, "as is standard for any proposed floor whose height exceeds those on adjacent structures."

Credit Geddes Ulinskas Architects for the design.

∙ 147 South Park As Proposed Within The South Park Historic District [SocketSite]
∙ 147 South Park: Designs And Planning Commission Hearing Packet [sfplanning.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (29) | (email story)

January 17, 2012

Behind Closed Doors: 1601 Larkin Settlement Discussions This Week

In a special closed door session this week, San Francisco’s Planning Commission will conference with legal counsel "to discuss pending litigation and consideration of settlement proposals" in Pacific Polk Properties, LLC v. City and County of San Francisco and California-Nevada Annual Conference of the United Methodist Church v. City and County of San Francisco.

The two lawsuits challenge the Planning Commission's June 24, 2010 failure to certify a final environmental impact report and denial of a conditional use authorization for the proposed project at 1601 Larkin Street to rise in place of the rundown church.

While the Commission will likely assert attorney-client privilege with respect to the matters discussed in this special session, as always, we’ll keep you posted and plugged-in.

∙ Planning Commission Special Meeting: January 19, 2012 [sf-planning.org]
∙ Development Of 1601 Larkin Disapproved By Planning Commission [SocketSite]
∙ 1601 Larkin: Comments, Responses And Latest Renderings [SocketSite]
∙ 1601 Larkin Reignites An Architects Versus Planning Design Debate [SocketSite]
∙ Planning Disapproves Of Proposed Height For 1601 Larkin Project [SocketSite]

Posted by socketadmin at 2:45 PM | Permalink | Comments (11) | (email story)

The Proposed Model(s) For A Modern EV Changing Station In SF

As proposed, structures will rise on the surface area parking lot at 708 Davis Street and serve as an electric vehicle battery changing station and visitor center for Better Place Inc.

The proposed project [click image above to enlarge], based on architectural plans by Stantec Consulting Inc., would consist of a group of interconnected structures including a long, narrow building with roof deck, a drive-through garage bay, metal equipment containers behind screen walls, and and several...signs. The proposed structure would be clad with ACM (aluminum composite) panels, channel glass (Bendheim), and corrugated metal.

Located at the southeastern edge of the Northeast Waterfront Historic District, the proposed changing station project is scheduled to be reviewed by the Architectural Review Committee of San Francisco’s Historic Preservation Commission tomorrow.

As the site currently appears, without the deck on which models will apparently congregate:

∙ Plans And Review for 708 Davis Street Station As Proposed [sfplanning.org]

Posted by socketadmin at 10:30 AM | Permalink | Comments (33) | (email story)

January 10, 2012

Mission Bay Block 7 West Rendered With A Bi-Rite In Mind

Perhaps it's simply wishful thinking, but as a plugged-in reader notes, the designs for the affordable mixed-use rental building to rise on Mission Bay Block 7 along Fourth Street between China Basin and Mission Bay Boulevard were rendered with a Bi-Rite in mind.

The development brings 200 residences and 10,000 sf of neighborhood-serving retail to the developing area. The retail arcade wraps around the corner at Mission Bay Boulevard North, creating a lively interaction with the adjacent UCSF campus.

The large building steps down from four stories at the west side of the block to three stories toward the east. The massing is broken into discrete volumes to create a varied, interesting, and accessible street edge.

The building wraps around a large communal open space for gathering and relaxing. At the west side, a second-level podium courtyard tops the embedded garage; at the east a ground-level courtyard features a community pavilion with space and amenities for residents to gather, cook, or do laundry. The courtyard, while secure and protected, is visually open, providing glimpses of green to to passersby through the entryway.

Along China Basin, a landscaped pedestrian corridor provides access to the exterior units, which connect to the mews via raised porches.

A joint development between the Related Companies of California and the Chinatown Community Development Center, the project is currently slated to yield 72 one-bedrooms and 128 two-bedrooms with parking for 100 cars and twice as many bikes.

∙ The Future Fourth Street And Envisoned Hub Of Mission Bay [SocketSite]
∙ Mission Bay Neighborhood Block And Construction Watch [SocketSite]
∙ Mission Bay Block 7 West On The Boards [dbarchitect.com]
∙ Salesforce.com Campus Key Elements And Design Preview [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (22) | (email story)

January 9, 2012

Permits For 401 Grove On Hold Over Parking Dispute With Planning

First approved for development in 2008, acquired out of foreclosure in 2010, and then unanimously re-approved by Planning in 2011 to include 63 dwelling units (versus 61 as first approved), a dispute with Planning over seven parking spaces is holding up the permits for the building of 401 Grove Street to begin.

The perspective of the project sponsors:

Our project is being brought back to the Commission [on] January 12, 2012 due to an oversight concerning parking spaces in the original Staff Report.

Seven of our parking spaces were shown on our planning submission as tandem spaces but specific findings were not made by Staff to obtain approval for the extra spaces in each tandem spot, so our site permit submission was held up. Planning staff never expressed concern about these parking spots, but they were not properly documented in the Staff Report, forcing us to come back to the Planning Commission to complete our entitlements.

From the perspective of the Planning Department:

On July 13, 2011, the Planning Commission approved a Conditional Use Authorization for a project to demolish an existing surface parking lot and construct a new mixed-use project containing 63 dwelling units (including nine on-site inclusionary housing units), 5,000 square feet of ground floor commercial uses, 32 off-street residential parking spaces, three commercial parking spaces, and two car-share parking spaces. The plans presented to the Commission included tables and graphics depicting seven of the residential parking spaces in a tandem configuration, which would result in a total of 39 residential parking spaces.

However, the written application indicated that the project was proposing parking in an amount which is principally permitted by the Planning Code. The Planning Code principally permits a maximum of 32 residential parking spaces for the project, at a ratio of one space for each two dwelling units. Accordingly, the conditions of approval limited the total number of parking spaces in an amount that did not account for the seven additional parking spaces that would result from the tandem configurations.

This week the Planning Commission will review a request to amend the project’s approval to include the seven additional spaces, an amendment the Planning Department opposes and the value of which the project sponsors estimate to be $300,000 in "an environment where financing and equity are extremely difficult to put together."

As the site currently appears (and offers parking for more than 32):

∙ 401 Grove: Three More Weeks To Get Its Planning Groove On [SocketSite]
∙ 401 Grove Street: The Revised Designs And Density [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (27) | (email story)

January 6, 2012

Salesforce.com Campus Key Elements And Design Preview

Scheduled to be presented at San Francisco’s Planning Commission next week, we’ve got a preview of the key elements (no private cafeteria on campus), latest building designs (continue reading below), and phasing for the 1.9 million square feet of office, 65,000 square feet of retail, 4.2 acres of public open space, 2,111 auto parking spaces, and 450 bicycle parking spaces proposed for Saleforce.com’s Global Headquarters to rise in San Francisco’s Mission Bay.

Key programmatic and design elements of the proposed campus by way of Planning:

Retail Program and Childcare
In addition to 1.92 million square feet of office space, the Major Phase calls for 65,000 square feet of retail and 21,000 square feet of on-site childcare. The retail program will include a mix of sitdown restaurants, casual cafes, shops and services, located in key areas on the ground-floor to help integrate the campus with the larger community and activate the pedestrian realm.

The retail is intended to serve Mission Bay’s residents and daytime worker population, as well as Salesforce employees. Unlike other corporate campuses, Salesforce will not have private cafeterias or other eateries for its employees. Rather, Salesforce employees will use the public retail spaces, adding to the vitality of the area’s street life...

Under the Major Phase, Salesforce will provide up to 21,400 square feet of on-site childcare space, consistent with the Mission Bay Redevelopment Plan childcare requirements and Section 414 of the San Francisco Planning Code. The proposed on-site childcare will accommodate approximately 200 children. While priority will be given to children of Salesforce employees for the on-site childcare spots, to the extent space is available, Salesforce and the childcare provider may make spaces available to the public.

Open Campus and Active Pedestrian Realm
The proposed design is intended to create a vibrant, urban campus that is intended to be well integrated with the Mission Bay neighborhood and establish a clear corporate identity for Salesforce. The Salesforce headquarters is intended to be an open campus, with publically accessible and inviting ground floor uses such as retail, restaurants, childcare and open space. Each building will have its own entrances and the campus is designed to be permeable, with access points off all major streets.

The Salesforce campus will provide a total of 4.2 acres of publically-accessible open space including a large plaza on Blocks 29-32 – referred to as the Town Square – as well as a series of smaller, interconnected open spaces and plazas. The Town Square will be at the center of the campus and is intended to be a gathering place for the public as well as Salesforce employees. It will contain seating, farmer’s markets, outdoor café space, art work and other programming.

Several key elements will help define the open space and Town Square. There will be two pavilions that will serve as sculptural elements in the space. The pavilions will include retail, meeting spaces and other uses to help activate the open space. One of the pavilions will be designed by local or international artists to create architectural variety and interest. The second pavilion, located adjacent to the building on Block 31, will be designed by Legorreta + Legorreta in the same architectural vocabulary as the campus and will support an outdoor electronic screen. The screen will provide public programming, such as baseball games or movies, to help activate the central open space.

The Town Square will include water features that lead from 3rd Street to Terry Francois Blvd, – the visual axis to the Bay – fountains, runnels, a large vernal pool that will expand and contract, depending on the season or use in the center, terminating in a wetlands maze. This axis will also be marked at each end by two slim, vertical “pylons” rising to 165 feet. These pylons will help define the entries to the Town Square, and will relate to an existing visual language in Mission Bay of vertical elements in public spaces, including the Richard Serra sculptures on the UCSF campus and the tall campanile on the UCSF Community Center building. The pylons, to be built of natural red sandstone, are intended to be an iconic and easily identifiable part of the Salesforce campus.

Circulation, Transit and Automobile and Bicycle Parking
The Salesforce campus is well-served by local transit. The site is adjacent to the Third Street Light Rail line. In addition, the 22 Fillmore bus line will be rerouted to extend along 16th Street and will travel north along Third Street in front of the site. The Caltrain station is located less than a half-mile north of the site. The site is also well served by bicycle infrastructure, with dedicated bike lanes planned for 16th Street and Terry Francois Boulevard.

The Design for Development requires one parking space for each 1,000 square feet of gross floor area of office space. It also permits additional parking for retail space depending on the size and specific use. The Major Phase application therefore allows a maximum of 2,211 vehicular parking spaces. Salesforce will build two new parking structures on the campus to accommodate 1,836 parking spaces. Car parking will be concentrated in two above grade structures on Block 31, (accessed from South Street), and on Block 34 (accessed from Illinois Street). Vehicular curb cuts are not allowed on Third Street, the main transit spine in Mission Bay. The remaining spaces will be provided in the existing parking garage on Block 27 (Parcels 2 and 3), previously developed by ARE.

Lastly, the Design for Development requires one secured bicycle parking space for every 20 vehicular spaces for a total of 111 bicycle spaces. Salesforce is providing 450 bicycle parking spaces, well more than the number required. Salesforce will also provide showers and storage areas to support bicycle riders.

Building Siting and Massing complements Open Space and Urban Context
The location and massing of the buildings will reinforce Mission Bay’s urban setting, while being sensitive to the surrounding context. Buildings have been sited to preserve mid‐block views and pedestrian access to downtown and the waterfront. Blocks 29-32 on the Salesforce campus will be divided by north-south and east-west “varas” or privately-maintained, pedestrian public rights-of-way that help breakdown the scale of the development and improve pedestrian circulation. The north-south vara will connect to an existing vara on Blocks 26-28, referred to as Bridgeview Way. The east-west vara will allow pedestrians to walk from Third Street, through the campus, to Terry Francois Boulevard and beyond to the future Bayfront Park and the waterfront.

Along Third Street, the buildings will create a street wall [while] the buildings step down towards the waterfront along Terry Francois Boulevard, creating a sense of openness and expansiveness along the Bay. In addition, the stepped massing provides outdoor terraces that break down the mass and activate the facades. Taller building massing punctuates and anchors key locations and gives visual wayfinding cues to the town center as well as provides visual variation. The parking structures are located internally to the project and hidden from view.

Schematic Building Design of first phase Blocks 29, 30, 31, and 32
The first phase consists of a public open space bounded by four buildings. The first phase of development consists of 1,259,680 s.f. of office space, 49,318 s.f. of retail, and 6,000 s.f. of childcare space. A subterranean service tunnel provides access to loading docks to all four buildings.

The overall vocabulary of the buildings is a consistent but playful variation of a theme: boldly scaled solid masses that wrap around and past other masses, articulated by vertical and horizontal glazed curtain walls and punctuated by deep fenestration. The buildings are further punctuated with vertical masses; deep horizontal overhangs and thick walls layered with varied materials.

Block 29, Olive Building

The Olive building will clearly articulate the role of primary entry to Salesforce headquarters. Located on the corner of 3rd and South Street, the building contains office space and retail space in the heart of the town square. The building is composed of a 10-story tower that steps down to a 6-story mass that further steps down to a 4-story structure along 16th Street. The 6-story mass is covered by a folded plane overhang that is supported by colorful columns. A 165’ tall campanile attached to Building 29 will visually mark the center of the town square.

Block 30, Purple Building

This building, at South Street and Terry Francois Boulevard, contains six stories of structured parking and office space. In addition to the office and entrance lobby, the ground floor is programmed with a fitness center and retail space which is setback from the street, providing a plaza that faces onto the waterfront park across Terry Francois Boulevard.

The building is strongly articulated into three segments: the parking structure, which is clad with a vertical orange terracotta rainscreen; the office block, which is clad with orange terra cotta and punched window openings; and an amenity wing which is clad with a purple accent material fenestrated with a square lattice grid.

Block 31, Pink Building

The Pink building at the corner of 16th and 3rd St. occupies an important corner of two prominent streets. It is composed of three distinct building masses: a five to six-story bar along 3rd Street that intersects with a ten-story office building as it wraps around the 16th street corner, and a six-story building mass in the mid-block of 16th that is separated by the office entrance lobby.

Ground floor retail along 3rd street wraps around 16th Street and into the “town center” plaza, and office uses occupy the majority of the remaining sides. The composition is solidly massed blocks punctuated by deeply recessed punched fenestration, contrasted by upper story setbacks and clad with glazed curtain walls, and capped by a flat roof plane with deep overhangs that folds down into a thickened wall.

Block 32, Yellow Building

The smallest of the four buildings occupies the corner of Terry Francois Boulevard and 16th
Street. The building steps down to create a series of terraces that face the waterfront. A glass and steel bridge spans the vara to connect the Yellow building to the Pink building.

∙ Designs For Salesforce's Global Headquarters Complex in Mission Bay [SocketSite]
∙ A Bit Of Color On (And For) Salesforce's Campus In Mission Bay [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (65) | (email story)

January 4, 2012

California High-Speed Rail Peer Review Questions Plans For HSR

The conclusion from the California High-Speed Rail Peer Review Group yesterday, a group formed by the State Legislature and headed by former Caltrans chief Will Kempton:

In [the report below], we have discussed a number of considerations under which the [California High-Speed Rail] Funding Plan and the Business Plan can be improved. Some of these suggestions can also reduced project risk and improve financial feasibility. We do not discuss a number of additional comments on the draft 2012 Business Plan than have less bearing on the feasibility of the project or the reasonableness of going ahead. With this said, we cannot overemphasize the fact that moving ahead on the HSR project without credible sources of adequate funding, without a definitive business model, without a strategy to maximize the independent utility and the value to the State, and without the appropriate management resources, represents an immense financial risk on the part of the State of California.

Until a final version of the 2010 Business Plan is received, we cannot make a final judgment on the Funding Plan. Therefore, pending review of the final Business Plan and absent a clearer picture of where future funding is going to come from, the Peer Review Group cannot at this time recommend that the Legislature approve the appropriation of bond proceeds for this project.

The full text of the Peer Review Group's report:

UPADTE: The response from the California High-Speed Rail Authority:

While some of the recommendations in the Peer Review Group report merit consideration, by and large this report is deeply flawed, in some areas misleading and its conclusions are unfounded.

Unfortunately, many of the most egregious errors and unsupported assertions would have been avoided with even minimal consultation with the CHSRA. Although some high-speed rail experience exists among Peer Review Panel members this report suffers from a lack of appreciation of how high speed rail systems have been constructed throughout the world, makes unrealistic and unsubstantiated assumptions about private sector involvement in such systems and ignores or misconstrues the legal requirements that govern the construction of the high speed rail program in California.

The full text of the Rail Authority's response:

Posted by socketadmin at 7:45 AM | Permalink | Comments (119) | (email story)

December 15, 2011

From Fill 'Er Up To Build 'Em Up At Ocean And Miramar As Proposed

As proposed and making its was through Planning, the gas station at 1490 Ocean Avenue and Miramar Avenue will be razed and on the site a four-story building with 15 residential units over 4,410 square feet of ground-floor retail and 15 parking spaces will rise.

∙ 1490 Ocean Avenue: Preliminary Mitigated Negative Declaration [sfplanning.org]

Posted by socketadmin at 9:30 AM | Permalink | Comments (25) | (email story)

December 13, 2011

Round Three At Planning For 527-529 Stevenson As Proposed

The plans for the proposed conversion of 527‐529 Stevenson Street from a 42,600 square foot, four-story industrial building to residential use have once again been modified following another round of meetings with San Francisco’s Planning Commission and staff.

The number of proposed dwelling units has been reduced to 60 from 62 with the number of studios reduced from 43 to 27 and the number of one-bedrooms increased to 33. Parking has been reduced to five spaces from eight. And courtyards have been combined and expanded to provide more light and air to all units.

The Planning Department recommends the Commission approve the project this week.

∙ 67 Units For Young Professionals Between 6th And 7th As Proposed [SocketSite]
∙ Fewer Units And A New Façade For 527-529 Stevenson As Proposed [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (15) | (email story)

December 12, 2011

340 Fremont Seeks 12 More Months As Housing Recession Remains

The plans to raze the two existing and vacant buildings at 340 and 350 Fremont between Folsom and Harrison and construct a 400 foot tower over an 85-foot podium with up to 332 condominium mapped apartments at 340 Fremont Street was first approved in 2006.

Having since received three extensions to start construction, the latest of which officially expired last month, this week the developers of 340 Fremont will ask the Planning Commission for another twelve months.

In the words of developer Ezra Mersey:

The U.S. and Bay Area for-sale housing markets have endured a major recession that is not yet over. However, the rental housing market is showing signs of strength (both market rents and occupancy) which, if sustained, should be sufficient to allowing [sic] financing and construction of new downtown, high rise rental projects on a selective basis.

In anticipation of this more promising environment, Archstone has authorized up to $4,000,000 additional capital to be invested in 340 Fremont Street. We are using this investment to proceed with completion of project design and construction documents during 2012, and to prepare for financing and construction. During the coming year we will also be coordinating with City staff and preparing the site for construction. We believe that with this additional investment and commitment to the project, and a consistent and stable rental financing capital market, we will be in a position to commence construction in approximately 12 months time.

The extension is expected to be approved. And as always, we'll keep you plugged-in.

∙ New Developments: 340 – 350 Fremont [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (14) | (email story)

1401 California: Trader Joe's And CVS Authorization This Week

With Cala Foods lease at 1401 California expiring in nineteen days, the Prado Group goes before San Francisco’s Planning Commission on Thursday seeking authorization for their proposal to divide and modify the existing 30,087 square foot space to house a 14,578 square foot Trader Joe’s and a 10,956 square foot 24-hour CVS Pharmacy.

The Planning Department recommends approval with the condition that a "no queue" policy is enforced for vehicles attempting to enter the parking lot at 1401 California.

If a recurring queue occurs, the owner/operator of the parking facility shall employ abatement methods as needed to abate the queue. Suggested abatement methods include but are not limited to the following: redesign of facility layout to improve vehicle circulation and/or on‐site queue capacity; employment of parking attendants; installation of LOT FULL signs with active management by parking attendants; use of valet parking or other space‐efficient parking techniques; use of off‐site parking facilities or shared parking with nearby uses; use of parking occupancy sensors and signage directing drivers to available spaces; travel demand management strategies such as additional bicycle parking, customer shuttles or delivery services; and/or parking demand management strategies such as parking time limits, paid parking or validated parking.

The Prado Group plans to start six to nine months of construction in January.

∙ From Cala To Condos To Trader Joe's At 1401 California [SocketSite]
∙ 1401 California Conditional Use Application [sfplanning.org]
∙ From Cala Foods To "1401 California" By 2012 Or Bust As Proposed [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (29) | (email story)

December 5, 2011

Rendering Scoop: Proposed For 802-808 Steiner Below Postcard Row

Amongst the items on the agenda for San Francisco’s Historic Preservation Commission this Wednesday, a review of the revised designs as rendered above for three new homes to rise along Steiner down the street from San Francisco’s historic Postcard Row.

Once again, the proposed project would demolish the non-historic portions to the north of 940 Grove (which would be renovated for single-family use) and build three new four story single-family houses to be known as 802, 804 and 808 Steiner.

The original massings for the project and as the block and buildings currently appear:

∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]
∙ The Designs For Three New Houses Below SF's Historic Postcard Row [SocketSite]
∙ A Future Postcard Row: Three Houses That Don’t Yet Exist [SocketSite]
∙ Historic Preservation Commission Agenda: December 7, 2011 [sf-planning.org]
∙ 940 Grove Street And 802-808 Steiner As Proposed [sfplanning.org]

Posted by socketadmin at 10:00 AM | Permalink | Comments (50) | (email story)

December 3, 2011

Santa Clara Scores $850 Million To Finance New 49ers Stadium

Having stiff armed and broken a potential tackle in September, the San Francisco 49ers are now streaking towards an end zone in Santa Clara having announced Goldman Sachs, Bank of America/Merrill Lynch and U.S. Bank have pledged a combined $850 million to help finance a new 49ers stadium down south.

The target opening for the proposed Santa Clara stadium remains 2015, the year in which the 49ers’ lease expires at Candlestick, the long-term redevelopment plans for which most likley no longer call for a replacement stadium.

∙ 49ers "Affiliated Entity" Partnering On Acquisition Of Great America [SocketSite]
∙ Santa Clara Scores A Potential Stadium/Team As Measure J Passes [SocketSite]
∙ First And Goal For The San Francisco Santa Clara 49ers Stadium [SocketSite]
∙ Four More Years For The 49ers At Candlestick [SocketSite]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (18) | (email story)

December 1, 2011

Comments, Responses And Revisions To The America’s Cup Draft EIR

Having received comments from 34 public agencies, 41 non-governmental organizations, 115 individuals, and 1 email form letter submitted by 300 people, the Planning Department has just released over 1,000 pages of responses and revisions to the Draft Environmental Impact Report (EIR) for the 34th America’s Cup (AC34).

The Dolphin Swimming and Boating Club and the South End Rowing Club are opposed to the use of Aquatic Park for AC34. Some question whether the EIR can even be completed in the timeframe required by the Host Agreement. And yes, the yacht marina slated for Rincon Point still raises some hackles despite already being downsized as rendered above.

Certification of the EIR is slated for December 15, the meeting should be a marathon.

∙ The 34th America's Cup Environmental Impact Report (And Issues) [SocketSite]
∙ AC34 EIR Comments and Responses: Volume 5 | Volume 6 | Volume 7 [sfplanning]
∙ Rendering Scoop: San Francisco's Major America’s Cup Venues [SocketSite]
∙ A Temporary Site That Could Become A Permanent Fixture [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (8) | (email story)

November 28, 2011

Opposed To The Proposed Expansion Below Over In Noe Valley

A rendering of how the rear of 4366 26th Street over in Noe Valley currently appears above, and as it would look following a proposed expansion below.

The proposed addition would add roughly 650 square feet to the existing 1,650 three-bedroom home, which was purchased for $1,342,000 last November (and referenced by a reader earlier this year), without raising its height or increasing its official bedroom count.

Opposed by the neighbor partially rendered above based on a perceived "invasion of privacy," this week San Francisco’s Planning Commission will weigh-in on the plans for 4366 26th Street. The Planning Department recommends the addition be approved as proposed.

∙ 4366 26th Street Discretionary Review Analysis [sfplanning.org]
∙ No 2006 Repeat For 4381 26th Street In 2010 And Now Back In 2011 [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (18) | (email story)

Team Picked For 300-Foot Tower (And More) At Folsom And Fremont

The development team of Chicago-based Golub & Company along with affordable housing partner Mercy Housing bid the most and has been picked by the San Francisco Redevelopment Agency to develop 557 units of housing on Transbay blocks 6 and 7 between Beale and Fremont on Folsom.

The development team was one of four that responded to the city’s request for proposals last summer. In winning the agency staff nod, Golub and Mercy beat out Related Cos., Avant Housing, and Grosvenor Americas. Golub agreed to pay $30 million for the market-rate site, 36 percent more than the $22 million runner-up Related agreed to shell out. Avant proposed to pay $18.05 million. Grosvenor Americas offered $21 million. The city guidelines required that the chosen developer would have to pay a minimum of $18 million for the land.

As proposed, a 300-foot glass tower designed by One Rincon Hill designer Solomon Cordwell Buenz will rise at the corner of Folsom and Fremont with 407 units of market-rate housing and 150 affordable units designed by Santos Prescott and Associates rising in an assortment of buildings across the site.

The San Francisco Redevelopment Agency Board which still needs to approve the deal is expected to review the Agency recommendation on December 6. Construction is expected to start in 2013, assuming it's approved.

∙ Four Teams Compete For 450 557 Units On Folsom At Fremont And Beale [SocketSite]
∙ Golub, Mercy get Transbay housing nod [San Francisco Business Times]

Posted by socketadmin at 12:00 AM | Permalink | Comments (2) | (email story)

Residents As Proposed On 17th (And Perhaps A Few On 16th As Well)

While not yet approved by either Planning nor Kaiser Foundation Hospitals and Health Plan board of directors, Walden Development is in contract to sell Kaiser Permanente half of its four parcel development site between 16th and 17th Streets west of Mississippi on which to construct a medical office building. From the Business Times:

In addition to the medical office building, Walden Development, which owns four parcels along 16th and 17th streets, is seeking approval of 200 units of housing on a portion of the land. Under the proposed scenario, the site — now occupied by the office moving and storage company Corovan — would be divided into two parcels, with the Kaiser building on one portion and the residential project next door. Walden bought the four parcels in March of 2006 for $12.4 million, according to city records.

The development site is over 150,000 square feet and includes four properties: 903 16th St., 941 16th St., 1200 17th St., and 1210 17th St. Josh Smith, president of Walden Development, said the medical office building would front along 16th Street, with the residential complex built out on 17th Street.

∙ Kaiser’s next operation: Mission Bay [San Francisco Business Times]

Posted by socketadmin at 12:00 AM | Permalink | Comments (5) | (email story)

November 18, 2011

Testing The Waters To Develop Four Infill Acres At Fifth And Mission

It was back in 2007 that the Hearst Corp. first started to seek a developer for their four-acre mid-market site on which the Chronicle Building stands. And now, four years later, Forest City has filed a preliminary project assessment application with San Francisco’s Planning Department to build "1.3 million square feet of commercial space, 700 units of housing and a wide array of cultural and arts uses" across the site at Fifth and Mission.

For now, the plan envisions eight buildings that will range from quite small on the western side of the property closer to Sixth Street to nearly 400-foot towers on the eastern side, closer to Fifth Street and downtown. The site, currently 50 percent surface parking, extends from Mission to Howard streets between Fifth and Sixth streets.

The project calls for 35,000 square feet of open space, including 22,000 square feet on the roof of the Chronicle building and 13,000 square feet of ground-level public open space. About 85,000 square feet would be dedicated to arts and cultural groups.

According to the San Francisco Business Times, "Forest City hopes to have the project approved by 2014 and build in phases between 2015 and 2026."

∙ Forest City unveils futuristic plan for Chronicle site [Business Times]
∙ A Huge (Potential) Development For The Mid-Market/SoMa 'Hood [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (6) | (email story)

November 16, 2011

Tennis Anyone? No Longer At 8 Washington As Now Proposed...

With the owners of the Golden Gateway Tennis and Swim Club having recently acquired the Tennis Club at 645 Fifth Street, a facility that was once slated to be razed for condos to rise, the proposal for the 165-unit condo, retail, and fitness facility at 8 Washington Street has since shed its replacement tennis courts in favor of "an expanded $10 million outdoor aquatic center and a public children’s playground."

From the Business Times:

In total, the project will have 29,000 square feet of public open space and parks and 40,000 square feet of recreation. The children’s playground will be 4,500 square feet and will be adjacent to a cafe with outdoor seating. The pool area will be 40 percent larger than what is currently at the club.

Golden Gateway members looking to play tennis would be shuttled in vans to the SoMa club.

∙ Game, Set, Match To The San Francisco Tennis Club (645 5th) [SocketSite]
∙ The Impact Of 8 Washington [SocketSite]
∙ 8 Washington Street Project Proposal (And Renderings) Revised [SocketSite]
∙ 8 Washington St. plan eliminates tennis, expands pool area [Business Times]

Posted by socketadmin at 7:45 AM | Permalink | Comments (7) | (email story)

November 14, 2011

Not Only Kinky, But Perhaps Somewhat Hinky As Well

A pair of emails forwarded from a plugged-in tipster reveals that the owner of the Armory, who was leading the charge against the development of 49 Julian, had made an all cash offer for the property and was seeking "to move forward ASAP with escrow, in order to avoid any additional work having to be done for the [Historic Preservation Committee] and Planning Commission hearings."

Following the offer to acquire the entire property, and despite continuing to publicly oppose the project, the owner of the Armory then proposed "to pre-purchase units on the top two floors [of 49 Julian]" in order to "assist [the developer in] financing and remove a certain amount of risk of house price fluctuations from [the developer’s] plate."

Once again, following a few modifications, the project appears to be headed for approval this week. And as far as we know, all offers from the owner of the Armory to purchase the property in part or in whole have since been withdrawn.

∙ The "Kinky" Opposition To 49 Julian Avenue As Proposed [SocketSite]
∙ Working Out The Kinks To Build Eight Homes At 49 Julian [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (0) | (email story)

Working Out The Kinks To Build Eight Homes At 49 Julian

As we first reported last month:

As proposed, the vacant single-story warehouse at 49 Julian Avenue would be razed and a five story, 50-foot-tall building with eight two-bedroom residential units over at-grade parking for eight vehicles would rise adjacent to the Armory.

Opposing the project as proposed, the owner of said Armory who acquired the building in 2006 for the primary purpose of film production for Kink.com. The argument against:

This development raises 3 issues which are of concern to the preservation of the Armory, and to the ongoing restoration efforts. Each of these issues would be partially mitigated by requiring the developers to adhere to [new zoning limits which would limit the project to 45 feet].

1. Loss of light: Light will be lost to south facing, historically and architecturally significant Drill Court windows.

2. Obfuscation of curved roof: The signature curved roof will no longer be continuously visible from the exterior.

3. Incompatible adjacent Use: The proposed development places housing 4 feet from the Drill Court, where Armory Studios has pemitted work in progress to restore a place of legal assembly, with maximum occupancy 4080 persons.

In response to comments by San Francisco’s Historic Preservation Committee, the Project Sponsor has since removed a nine-foot high stair enclosure to roof and sloped the roof line of the required exit stair in an effort to reduce shadows on the adjacent Armory Building Drill Court windows and moved the fourth and fifth floor walls two feet to allow more light and create a wider separation between the Armory and the proposed project.

On Wednesday, the Historic Preservation Committee will have a chance to comment on the revised project before it heads to San Francisco's Planning Commission on Thursday with the Planning Department’s recommendation for approval.

∙ The "Kinky" Opposition To 49 Julian Avenue As Proposed [SocketSite]
∙ From (Proposed) Condos To Kink [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (7) | (email story)

November 11, 2011

Approval For Landmark Metro Theater Conversion On Tap Next Week

With a reworked façade that’s been toned down a bit since that which was proposed in 2010, the request to convert the Landmark Metro Theater at 2055 Union Street into a gym, restaurant and retail appears to be headed for Planning’s approval next week.

The changes to the exterior envelope of the building as now proposed:

1. Installation of a total of eight new window openings at the third and fourth floor levels of the front façade. The windows would align with the historic window openings below and would be within the recessed plaster panel, which is a remnant of the 1924 façade design.

2. Installation of six new window openings at each of the east and west secondary facades with one window at the third floor level and five windows at the fourth floor level.

3. Replacement of the aluminum‐frame storefront systems with new aluminum‐framed storefronts with a painted finish. The storefronts would have a minimum 8‐inch‐tall bulkhead at the base and would have framed display windows and doors. The bulkhead would be clad with tile.

4. Installation of metal, pin‐mounted, halo‐lit retail tenant signage at both storefronts between the plaster stringcourse and the transom windows; installation of the fitness center tenant signs (“Equinox”) in metal lettering on both sides of the historic marquee; installation of message signage in metal lettering on the face of the historic marquee; installation of two “Equinox” metal, pinmounted, halo‐lit vertical signs at the inner wall of the foyer space; and, installation of metal, pinmounted, halo‐lit “Equinox” logos in two locations flanking the second‐story windows. The historic blade sign with the “Metro” copy would remain.

5. Replacement of the non‐historic entrance doors with new entrance doors and restoration of the exterior foyer. The footprint of the restored foyer would align with the historic coffered ceiling above. The coffered ceiling would be removed and reconstructed approximately 1.5‐foot lower to accommodate the new second floor plate and the re‐graded ground floor.

6. Installation of an elevator penthouse, mechanical equipment, and a skylight at the roof. The height of the elevator penthouse would be limited to 55 feet above grade (or approximately 7 feet about the existing roof parapet height) and the height of the mechanical equipment and skylight would be limited to 50 feet above grade (or approximately 2 feet about the existing roof parapet height).

A drafted condition for Planning’s approval: That the two "Equinox" logo signs at the second floor level will be removed from the proposal (see point number four above).

As the Metro Theater which has been shuttered since 2006 currently appears:

∙ The Proposed Façade For The Landmark Metro Theater At 2055 Union [SocketSite]
∙ Union Street’s Metro Theater: Saving Its Skin In Order To Un-Shutter [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (0) | (email story)

From Parking To 160 Condos At 75 Howard Street As Proposed

An application has been filed to raze the eight-story parking garage at 75 Howard Street and build a 284-foot building with 160 condos in its place. Being designed by Skidmore Owings & Merrill, we're still looking for a leaked liberated early rendering. Tipsters?

∙ Condo plan comes out of deep freeze [San Francisco Business Times]

Posted by socketadmin at 8:00 AM | Permalink | Comments (7) | (email story)

November 10, 2011

376 Castro: Consider Yourself Notified (And Plugged-In)

As plugged-in people know, the plans to build six stories on the northwest corner of Castro and Market are back in play:

The proposed project would involve the demolition of the existing automotive gasoline and service station...and the construction of a six-story, approximately 65-foot-tall, 43,070-square-foot, mixed-use building with 24 residential units, approximately 2,990 square feet of ground-floor commercial space and a 14-space underground parking garage with ingress and egress from Castro.

The residential use (19 two-bedroom units and 5 one-bedroom units) would be approximately 27,000 square feet in size. In addition to the proposed commercial space, the ground floor level would also contain the residential lobby, with both entrances from Castro Street.

The proposed project would reduce the amount of curb-cuts along the project site from four driveways, two along both Castro and Market Streets, to one driveway on Castro Street. Existing street trees along Market Street would be retained and new street trees, approximately four, would be added along Castro Street. The four palm trees on the adjacent property to the north along the retaining wall would be retained.

The project would require excavation to a depth of 10 feet below ground surface for the below grade parking garage. Construction of the proposed project is anticipated to last 15 months, starting in approximately spring of 2012.

Objectors and obstructers have until December 2 to challenge the Mitigated Negative Declaration for the project as proposed. And once again, as the corner currently appears:

∙ Plans To Build Six Stories At 376 Castro Back In Play [SocketSite]
∙ 376 Castro Street Mitigated Negative Declaration [sfplanning.org]

Posted by socketadmin at 8:45 AM | Permalink | Comments (25) | (email story)

November 8, 2011

Giving Berth(s) In Four Of San Francisco's Open Water Basins

As represented in the America’s Cup venue renderings we published last week, "assorted private vessels" would be allowed to temporarily berth in the Open Water Basin between piers 23 and 27 (click image to enlarge) during America’s Cup events in San Francisco.

With respect to the revised plan for the Rincon Point Open Water Basin, the original plan for which raised a bit of ire back in August, the proposed berthing for "mega-yachts" has been reduced "from the entire basin to an area that begins at the northern boundary of Rincon Park to Pier 14, leaving the area in front of the park unobstructed by vessels."

And with respect to the Brannan Street Wharf Open Water Basin, 1,600 lineal feet of floating docks will be installed for private yachts and support vessels while anchored moorings would be installed within the open water basin for the AC72 catamarans.

Private yachts would also be allowed to be temporarily "berthed perpendicular to Pier 9 and will fill the basin from Pier 9 to the Waterfront Restaurant."

While all the berths as proposed are temporary, the dredging of the Rincon Point Open Water Basin and the Brannan Street Wharf Open Water Basin does trigger "the rights to negotiate" long-term development rights for recreational marinas in the two basins per the Host and Venue Agreement for the 34th America’s Cup.

Preliminarily approved by the San Francisco Bay Conservation and Development Commission (BCDC) last week, the basin plan is slated to be finalized in January.

∙ Rendering Scoop: San Francisco's Major America’s Cup Venues [SocketSite]
∙ A Temporary Site That Could Become A Permanent Fixture [SocketSite]
∙ Proposed San Francisco Waterfront Special Area Plan Amendments [bcdc]
∙ San Francisco’s Last Minute Giveaways To Get The America’s Cup [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (14) | (email story)

November 3, 2011

Have No Fear, Red’s To Remain In Place For The America’s Cup

While it might have been obscured in the race venue renderings, have no fear, Red’s Java House will in fact remain in place when the America’s Cup sails into town.

∙ Comments: Rendering Scoop: San Francisco's Major America’s Cup Venues [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | (email story)

November 2, 2011

Rendering Scoop: San Francisco's Major America’s Cup Venues

A plugged-in tipster delivers a copy of the most recent presentation from the organizers of the 34th America's Cup to the S.F. Bay Conservation and Development Commission Design Review Board which includes the latest renderings for the proposed build out of Piers 27-29 (above), Marina Green and Piers 30-32 (below) for use in 2012 and 2013.

∙ The Scope Of Development For San Francisco’s First America’s Cup [SocketSite]
∙ Pier 27 Terminal Rendered And Ready For Fiscal Feasibility Vote [SocketSite]
∙ The 34th America's Cup Environmental Impact Report (And Issues) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (32) | (email story)

October 31, 2011

Long Brewing Fight To Develop Off Brewster Is Back On The Boards

First proposed for development in 2006 but met with resistance, the plans to construct single family homes on three of the twelve vacant Bernal Heights lots between Brewster, Holliday and Joy Streets are back in front of the Planning Commission this week.

As proposed, the three new homes to rise between 183 and 191 Brewster will be two stories at the street and step down the lot in the rear for a total of four stories at the rear, ranging from 2,165 to 2,231 square feet and with a single curb cut and two-car garage per home.

The Bernal Heights East Slope Design Review Board continues to oppose the project, raising the following concerns and requesting a Discretionary Review:

1. Exceptional and extraordinary circumstances exist because of the unique location on an extremely steep hill with very narrow and winding Street access and inadequate infrastructure.

2. An early proposal by one owner for the twelve vacant lots on the parcel was for nine houses. CEQA should be applied to a parcel this large, even if the project before you is now piece-mealed down to three houses.

3. The impact on neighborhood character by the bulk of the buildings which will be five stories high on the east side, towering over other houses on the block.

4. The removal of street parking on Brewster Street affects houses on the block which have no street for parking.

5. The insufficient infrastructure that makes emergency vehicle-access a life-safety issue. And the proven insufficient hydrant water pressure that was apparently not upgraded when other street work was done several years ago. The City street construction project was restricted to only serving the existing houses, thus the narrow (21-feet wide) street.

Based on the Planning Department’s analysis and consultation with the Fire Department, however, the Department recommends San Francisco's Planning Commission approve the plans for the three new homes as proposed, and perhaps paving the way for others.

∙ Discretionary Review Analysis: 183-191 Brewster Street [sfplanning.org]
∙ San Francisco Planning Commission Agenda: November 3, 2011 [sf-planning.org]

Posted by socketadmin at 1:00 PM | Permalink | Comments (10) | (email story)

October 28, 2011

SFMOMA Expansion Comments, Responses And Simulation

Comments and Responses to the Environmental Impact Report for the proposed SFMOMA expansion and Fire House One relocation to 935 Folsom Street have been published.

While the law firm for KSSF Enterprises (owner of the expansion adjacent W Hotel) starts "by expressing [their] support for the Project," their 17 pages of objections and concerns might suggest otherwise, at least for the project as proposed.

At the heart of KSSF’s concern, the impact of the proposed SFMOMA expansion design on views from their hotel, a subtle simulation of which they comissioned below:

∙ SFMOMA Expansion Context And 935 Folsom Street Station Design [SocketSite]
∙ SFMOMA Expansion and New Fire Station: Comments and Responses [sfplanning.org]
∙ The First Sign Of Snøhetta’s Design For SFMOMA Expansion [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (12) | (email story)

Wiener’s Proposed Public Weiner (And Ass) Ordinance

On the agenda for San Francisco’s Board of Supervisors next week, a vote on the Supervisor Wiener’s proposed ordinance regulating public nudity in restaurants and public seating areas.

As proposed, the ordinance would amend San Francisco Police Code Section 1071.1 to:

1) prohibit public nudity in restaurants; and
2) prohibit sitting on public benches or public seating areas without clothing or some other separate material between the person's genitals, buttocks, or anal region and the seating surface.

If nothing else, it’s something to consider before you grab a parklet seat at lunch.

∙ San Francisco Board of Supervisors Agenda: November 1, 2011 [sfbos.org]
∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (20) | (email story)

October 26, 2011

The New Plans And Latest Recommendations For Japantown

With the grand plans for a complete redevelopment of San Francisco’s Japan Center Mall and Peace Plaza waylaid by the economy back in 2008, a Japantown Organizing Committee has been exploring the possibility of forming a Community Land Trust (CLT) to acquire the property from 3D Investments and team with a development partner to renovate the mall, making it "more user-friendly, landscaped with plantings characteristic of Japanese gardens and [incorporating] Japanese style lighting and signage."

Assuming 3D would be willing to sell for $22,500,000 having paid $19,700,000 for the parcels in 2006, and assuming the ability to secure financing, the CLT would likely need to attract philanthropic funding/grants of between $5.1 million to $7.1 million, and raise average exisiting rents by up to 50 percent, in order to make the project "pencil."

On Thursday, Planning is scheduled to present the latest recommendations for moving forward with the redevelopment of Japantown to the Planning Commission, the plan for which plugged-in people can get a sneak peek (click any of the images to enlarge).

∙ The 4 Design Concepts For The Future Of San Francisco’s Japantown [SocketSite]
∙ Japantown’s Better Neighborhood Plan Update: Draft Acknowledged [SocketSite]
∙ Japantown Community Planning Process and Initial Recommendations [sfplanning.org]

Posted by socketadmin at 9:00 AM | Permalink | Comments (21) | (email story)

October 20, 2011

The Stories Behind (Or Rather In Front Of) The Sale Of 680 Douglass

Purchased for $729,000 four months ago, the 610 square foot cottage at 680 Douglass over in Noe Valley sold for $1,195 per square foot!

Okay, so perhaps it wasn’t the cottage that was being valued as much as the lot. And next week, San Francisco's Zoning Administrator will review a request to raise a three-story over garage single-family home on the front of the RH-2 zoned lot, twenty-two feet from the existing cottage when twenty-five are required by code.

∙ Public Hearing: 680 Douglass Plans And Request For Variance [sf-planning.org]

Posted by socketadmin at 3:00 PM | Permalink | Comments (1) | (email story)

October 18, 2011

Fewer Units And A New Façade For 527-529 Stevenson As Proposed

Last month the project sponsors behind the proposed conversion of 527‐529 Stevenson Street from a 42,600 square foot, four-story industrial building to 67 residential units with eight parking spaces and a 210 square foot ground floor commercial space presented their plan to San Francisco’s Planning Commission.

At the hearing, the Commission "expressed concerns relating to the design of the building, the small size of the commercial unit, and the high number of dwelling units that require a Variance for the exposure requirements of Planning Code Section 140."

And at the request of the Commission, the sponsors have made the following changes:

• Reduced the number of dwelling units from 67 to 62,
• Decreased the number of studio units from 48 to 43,
• Reduced the number of affordable dwelling units from ten to nine,
• Expanded the commercial space from 210 square feet to 535 square feet,
• Dedicated one of the eight spaces in the garage for car-share parking,
• Moved bicycle parking closer to the residential entrances and exits,
• Expanded the interior courtyards to provide more light and air to all units and to reduce the number of dwelling units that require an exposure Variance from 40 to 24, and
• Modified the exterior design by: changing finishes, replacing the proposed windows with windows featuring a muntin pattern similar to the existing windows in the building, eliminating the “eyebrows” above the windows on the top floor, eliminating gates from, and recessing, the ground-floor residential entrances, and placing glass awnings over all the ground-floor commercial and residential entrances.

On Thursday, the Planning Commission will review the revised proposal and designs.

Click either of the images above to enlarge.

∙ 67 Units For Young Professionals Between 6th And 7th As Proposed [SocketSite]
∙ 527-529 Stevenson Street Proposal and Variance Request [sfplanning.org]

Posted by socketadmin at 3:15 PM | Permalink | Comments (1) | (email story)

1800 Van Ness: The Revised Designs For 98 Units To Rise

Once slated to become "The Sterling of San Francisco," an eight-story, 62-unit senior living community, the latest designs for 1800 Van Ness at Clay call for an eight-story, 94-unit mixed-use building over 95 parking spaces and 4,900 square feet of commercial space and a four-story, 4-unit residential building with 4 parking spaces on Washington.

As proposed, the development will yield 1 studio, 44 one-bedrooms, 51 two-bedrooms and 2 three-bedrooms. And by way of negotiations with the Middle Polk Neighborhood Association, and in exchange for their support, 15 of the units will be Below Market Rate and parking for 41 bikes and at least three car share vehicles will be included on-site.

As the corner of Van Ness and Clay currently appears:

And as was once proposed for The Sterling:

∙ Copy That, 1800 Van Ness/1754 Clay Street Site Sells For $4.25M [SocketSite]
∙ Serving Up The Seniors (Rather Than The Copies) At 1754 Clay Street [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (12) | (email story)

October 17, 2011

The "Kinky" Opposition To 49 Julian Avenue As Proposed

As proposed, the vacant single-story warehouse at 49 Julian Avenue would be razed and a five story, 50-foot-tall building with eight two-bedroom residential units over at-grade parking for eight vehicles would rise adjacent to the Armory.

Opposing the project as proposed, the owner of said Armory who acquired the building in 2006 for the primary purpose of film production for Kink.com. The argument against:

This development raises 3 issues which are of concern to the preservation of the Armory, and to the ongoing restoration efforts. Each of these issues would be partially mitigated by requiring the developers to adhere to [new zoning limits which would limit the project to 45 feet].

1. Loss of light: Light will be lost to south facing, historically and architecturally significant Drill Court windows.

2. Obfuscation of curved roof: The signature curved roof will no longer be continuously visible from the exterior.

3. Incompatible adjacent Use: The proposed development places housing 4 feet from the Drill Court, where Armory Studios has pemitted work in progress to restore a place of legal assembly, with maximum occupancy 4080 persons.

On Wednesday, San Francisco’s Historic Preservation Committee will review the project and the opposition's plea for the Committee to recommend that the Planning Commission vote against the Residential Conditional Use permit for 49 Julian next month.

UPDATE: An additional bit of context in terms of position of the proposed project:

∙ From (Proposed) Condos To Kink [SocketSite]
∙ 49 Julian Avenue As Proposed and Opposed [sfplanning.org]

Posted by socketadmin at 3:45 PM | Permalink | Comments (37) | (email story)

October 12, 2011

Concerns Over A "Non-Cottagey" New Home On McCormick

As proposed, the existing 1,070 square foot cottage at 1 McCormick Street will be razed and a more modern 2,140 square foot single-family home will rise up three stories and over 27 feet, roughly ten feet taller than before.

With concerns ranging from blocked views and sunlight, to the impact of construction on driveway access down the narrow alley, to the "non-cottagey" new design, the project is formally being opposed by seven neighbors.

Tomorrow, the Planning Commission will weigh in on the matter with a recommendation from the Planning Department that the project be approved as proposed.

∙ 1 McCormick Street Discretionary Review And Proposed Design [sfplanning.org]

Posted by socketadmin at 9:30 AM | Permalink | Comments (9) | (email story)

October 11, 2011

Shining Light On The Shadows Of The Proposed Transit District Towers

The discussion around the proposed plans for a series of new towers rising up to 1,070 feet within the Transit Center District naturally turns to new shadows, the effects of which are extensively covered in the second appendix of the Transit Center District Plan and Transit Tower Environmental Impact Report.

For those who haven’t managed to make it all the way through the nearly thousand page report, we offer a few summary excerpts with respect to the proposed towers’ shadows:

Shadow effects of the draft Plan were analyzed by computer generation of shadows that would be cast by the proposed Transit Tower as well as shadows that would be cast by other buildings that could be built with implementation of the draft Plan….For potential future buildings other than the Transit Tower, shadows analyzed are based on massing models representative of potential future development in the Plan area.

[The shadows] from several potential future Plan area buildings at 500 feet in height or greater would reach a number of parks subject to Section 295 controls, including Union Square, Justin Herman Plaza, Portsmouth Square, St. Mary’s Square, Maritime Plaza, and Boeddeker Park.

With one exception, shadow from any given potential building would cover part of any affected Section 295 park for less than 45 minutes per day over a period of time ranging from 4 to 12 weeks (one to three months) per year; the exception would be that Union Square would be newly shaded by up to about one hour per day, over a period of six months, by a 600-foot tower addition to the southwest corner of the Palace Hotel on New Montgomery Street. Most new shadow on Section 295 parks would be in the early morning hours, except that Justin Herman Plaza would be newly shaded in the early afternoon in late fall and early winter.

Union Square, because it is in a retail and tourist hotel neighborhood, is generally not heavily used during the early morning hours (before 8:00 a.m.) when much of the new shadow from Plan area buildings would fall on the park. Between 8:00 a.m. and 9:00 a.m., when shadow from the Palace Hotel tower would fall on Union Square, activity is increased, although there is substantially more pedestrian activity on the sidewalks surrounding Union Square at this time than in the park itself, as many people pass Union Square when walking to work and other destinations.

Portsmouth Square, at the eastern edge of Chinatown, a very dense residential neighborhood, is relatively heavily used even between 8:00 a.m. and 9:00 a.m., when new shadow from Plan area buildings would fall on the park. Much of the activity in Portsmouth Square at this time of day consists of individuals, many elderly, exercising.

St. Mary’s Square, although near the southern edge of Chinatown, is not as heavily used as Portsmouth Square. However, it is used by people exercising in the early morning, when new shadow from Plan area buildings would fall on the park.

Justin Herman Plaza, which would be newly shaded in the early afternoon in late fall and early winter, is heavily used during the midday period by persons traveling to and from the Ferry Building, tourists, street vendors, and lunchtime office workers and strollers.

The non-Section 295 public open space that would be most greatly affected by Plan area development is Rincon Park along the Embarcadero. This open space would be newly shaded in the late afternoon throughout much of the year, except from mid-fall through mid-winter, by the Transit Tower, 181 Fremont, the 50 First Street project, and potential 700-foot buildings at the Golden Gate University site and at 350 Mission Street.

Click on either of the images to enlarge. Keep in mind it’s the orange bits ("Net New Shadow"), not simply the building outlines, that really matter. And beyond the effect on parks, plugged-in people might also note the unrestricted effects on other buildings.

∙ The Plan For San Francisco's Tallest Tower And Transit Center District [SocketSite]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]
∙ Transit Center District Plan and Transit Tower EIR Second Appendix [sfplanning.org]
∙ San Francisco Planning Code Section 295: Shadow Restrictions [amlegal.com]

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October 7, 2011

Four Teams Compete For 450 Units On Folsom At Fremont And Beale

Slated for 450 housing units, 150 of which will be below market rate, four development teams have submitted proposals to build a 300 foot tower, townhouses, and a series of mid-rise buildings on Transbay blocks 6 and 7 between Beale and Fremont on Folsom.

The four competing teams as first reported by JK Dineen:

1. Chicago-based Golub & Company along with affordable housing partner Mercy Housing. The market rate tower of the Golub/Mercy proposal is being designed by One Rincon Hill designer Solomon Cordwell Buenz, with the affordable component designed by Santos Prescott and Associates.

2. Avant Housing (a partnership of AGI Capital and TMG Partners ) with an affordable team of Chinatown Community Development Corp. and Bridge Housing. The lead architect is Skidmore Owings & Merrill with associate architect Fougeron Architecture. Saida + Sullivan Design Partners is the designer of the affordable component.

3. The Related Cos. with the affordable developer Tenderloin Neighborhood Development Corp. Handel Architects designed the market rate tower with David Baker + Partners doing the affordable.

4. Grosvenor Americas with Eden Housing heading up the affordable buildings. The architect of both projects is BAR Architects.

Based on the terms of the redevelopment deal, the winning team will pay $18 million for the land (or $15 million plus upside) with payment "due when the building receives its temporary certificate of occupancy, or December 2016, whichever comes first."

∙ San Francisco Transbay parcel attracts four bidders [Business Times]
∙ Transbay Blocks 6/7: Request for Proposals [sfredevelopment.org]

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October 5, 2011

Got Filtration? (A.K.A. Estimated Transit Center District Cancer Risks)

Speaking of the Plan for building out San Francisco’s Transit Center District, from the Plan’s Environmental Impact Report (EIR) with respect to the Transit Center’s estimated impact on air quality and resultant neighborhood cancer risk:

Regarding operation of the Transit Center, because bus operations can be estimated, air quality modeling of diesel buses that will serve the Transit Center was undertaken. The analysis focused on the new Transit Center, because that is where there will be the greatest concentration of diesel-powered buses in the Plan area. The analysis revealed that those bus operations could generate a lifetime cancer risk in excess of 10 in one million at locations proximate to the Transit Center and the ramp linking the terminal to the Bay Bridge, and at elevations from at grade to approximately 100 feet (30 meters) above street level.

Subsequent residential development projects (and other projects with sensitive receptors) in these areas, therefore, would be subject to a potential significant impact from diesel bus emissions, exceeding the 10 in one million BAAQMD project‐specific guideline for a single source impact on new receptors. Therefore, these projects would likely have to implement mitigation measures, such as [installation of a filtration system].

These potential significant air-quality impacts due to exposure to roadway pollutants and stationary source risks, including PM2.5 concentrations and cancer and non‐cancer health risks, would be reduced with implementation of…an overlay zone in which site specific analysis or refined modeling would be required in advance of the approval of subsequent development projects that would include sensitive receptors, and that the Transit Center District Plan include “goals, policies, and objectives to minimize potential impacts.”

Mitigation [Measures] would also require that residential development projects in the Plan area be designed to reduce air quality impacts to residents through building design (e.g., ventilation and air filtration systems). This measure would apply to the entire Plan area because of the large number of permitted and unpermitted stationary sources—mostly diesel generators and boilers—and the high percentage of streets with traffic volumes that could generate relatively high concentrations of PM2.5 throughout the Plan area and vicinity.

Because the pollutant concentrations vary by location, it is not possible to conclude that Mitigation Measures would bring concentrations or the resulting health risks below the BAAQMD‐specified levels for each subsequent project with sensitive receptors. Therefore, this impact would remain significant at the Plan level after mitigation.

Or as has previously been discussed, Freeway Pollution: Conjecture Or Consideration?

∙ The Plan For San Francisco's Tallest Tower And Transit Center District [SocketSite]
∙ Transit Center District Environmental Impacts and Mitigation Measures [sfplanning.org]
∙ Freeway Pollution: Conjecture Or Consideration? [SocketSite]

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The Plan For San Francisco's Tallest Tower And Transit Center District

At the center of the 145 acre Transit Center District, the proposed Transit Tower to be on Mission between First and Freemont will rise 920 feet to its roof and 1,070 feet including its sculptural element, becoming the City’s tallest structure (1,000 feet to the highest enclosed space) and yielding 1.3 million square feet of office and 16,500 square feet of retail.

Currently zoned for heights ranging from 30 to 550 feet, as plugged-in people know, in addition to the the Transit Tower the Transit Center District Plan would allow for an additional six buildings to rise over 550 feet and up to 850 feet on First bewteen Stevenson and Elm Alley.

∙ The Grand Plan For A San Francisco "Transit Center District" [SocketSite]
∙ Transit Center District Plan and Transit Tower [sfplanning.org]
∙ San Francisco’s Transit Center District Plan: EIR Notice Of Preparation [SocketSite]
∙ A Trio Of Renzo Piano SOM Towers At 50 First Street As Proposed [SocketSite]

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October 4, 2011

1501 15th Street Take Two And Likely Approval This Week

With the architects holding firm on the integrity of their design, on Thursday the Planning Commission continues the public hearing over the five-story Stanley Saitowitz | Natoma Architects designed development proposed to rise at 1501 15th Street.

A bit of background on the development. And as the site currently appears:

As proposed, the new 58-foot high building will yield 40 residential units, 39 parking spaces, and approximately 9,700 square feet of retail on the ground floor. Despite some objections, the Planning Department recommends the Commission's approval.

∙ 1501 15th Street Now And As Proposed [SocketSite]
∙ Thank (Or Curse) Planning For Encouraging Development At 1501 15th [SocketSite]
∙ 1501 15th Street Proposal and Plans [sfplanning.org]

Posted by socketadmin at 12:30 PM | Permalink | Comments (22) | (email story)

October 3, 2011

A Three Year Extension For Three Hundred Grant As Proposed

Approved for redevelopment in 2008, on Thursday the project sponsor behind the building of a 10-story building with 45 dwelling units over 16,000 square feet of first and second floor retail at 300 Grant Street will seek a three year extension to raze the two buildings which currently sit on the site ("due to the continuing weakness in the real estate market and the associated difficulties in securing financing") and start building anew.

The Planning Department recommends the extension. And as the site currently appears:

∙ The New And Improved (And Approved) Design For 300 Grant Avenue [SocketSite]
∙ The Proposed Sixty-Six Forty-Five Condos (And Parking) Of 300 Grant [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (3) | (email story)

NIMBY Opposition To Transitional Cow Hollow Housing Continues

While authorization to convert the Edward II Inn on the corner of Scott and Lombard from tourist hotel to group housing for transitional 18 to 24 year olds was approved by the Planning Commission in July, an appeal of the approval is scheduled to be heard by San Francisco's Board of Supervisors tomorrow.

In addition, the establishment of a one building spot "Lombard and Scott Street Affordable Group Housing Special Use District" which would help pave the way for the project is back in front of the Board tomorrow as well.

Supervisors Avalos, Campos, Chiu, Mar, Mirkarimi, and Kim are all sponsors of the proposed Special Use District legislation, neighborhood Supervisor Farrell is not.

∙ Support For Supportive Housing...Just Not Here [SocketSite]
∙ Appealing The "Unappealing" Neighbors To Be At Scott And Lombard [SocketSite]
∙ The Cow Hollow Association Might Say Both Are For The Birds... [SocketSite]
∙ Lombard and Scott Affordable Group Housing Special Use District Legislation [sfbos.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (26) | (email story)

September 21, 2011

The Parking Is Of "Primary Concern" On Peralta

As is now proposed, two single-family homes will rise on the lot spanning 54-60 Peralta.

As originally proposed, two two-unit buildings with a total of 1,495 additional square feet of living space (and an extra floor at 60 Peralta) would have risen, but the plans were opposed by both neighbors and the Bernal Heights East Slope Design Review Board.

The Design Review Board’s primary concern: a lack of adequate off-street parking for four units which "is an important provision for reducing [a] project’s reliance on neighborhood parking." Based on the unit downsizing the Board no longer formally opposes the project.

The neighbors, however, continue to object to the project and question the functionality of the turntable driven four-car garage to be shared by the two homes as proposed.

On Thursday, San Francisco's Planning Commission will hear the neighbors’ objections in the form of a formal Discretionary Review request, the Planning Department recommends the request is ignored and the project be approved.

∙ Requests for Discretionary Review: 54-60 Peralta Street [sfplanning.org]

Posted by socketadmin at 4:45 PM | Permalink | Comments (34) | (email story)

September 20, 2011

From Saloon To Nonprofit And Single-Family Home On Harrison

A saloon in 1888, vacant since 2008, and having served as a commercial space between, as proposed the single-story building at 2495 Harrison Street would be converted into a nonprofit community facility d.b.a. "The Seed Fund for the Studio for Urban Projects."

The Seed Fund for the Studio for Urban Projects...is an artist collaborative that perceives art as a means of advancing civic engagement and furthering public dialogue. The Seed Fund will have a person or persons working in the building along with members of The Studio for Urban Projects.

The Studio engages in interdisciplinary and research-based projects, which aim to provoke change by re-framing perceptions of the city and physically transforming elements of the built environment.

In addition to the renovation, as proposed a three-story single-family home of 1,400 square feet would be built on the back of 2495 Harrison Street's lot. San Francisco's Planning Department supports the project, the Planning Commission will vote this week.

∙ Conditional Use Authorization For 2495 Harrison Street as Proposed [sfplanning.org]

Posted by socketadmin at 8:00 AM | Permalink | Comments (11) | (email story)

The New Dome-icile Proposed To Rise At 275 Valencia

As proposed, the surface parking lot at 275 Valencia Street will be replaced with a 50-foot tall Annunciation Cathedral building topped by a dome rising to 68-feet and below which 58 off-street parking spaces will be provided for the church.

San Francisco's Planning Commission will review the proposal this week. Construction is expected to take roughly 18 months once ground is broken.

UPDATE: With respect to a reader’s comment as to the evolution of this block, keep in mind the gray massing to the right of cathedral above represents 299 Valencia:

∙ Checking In At The Corner Of Hipster Valencia And 14th: 299 Valencia [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (36) | (email story)

September 15, 2011

Six Stories And 106 Rental Units At 2121 Third Street As Proposed

Currently a commercial fueling and storage facility adjacent to the 20 units at 700 Illinois, and stretching from Illinois to Third, as proposed a six-story, 68-foot building consisting of approximately 106 rental units and 80 parking spaces would rise at 2121 Third Street.

Despite "a dozen comments in opposition on the proposed project from members of the public...focused on dwelling unit density, lack of parking and the number of exceptions requested" for the project, the Planning Department recommends an approved by San Francisco’s Planning Commission this afternoon.

Posted by socketadmin at 12:00 PM | Permalink | Comments (24) | (email story)

September 14, 2011

67 Units For Young Professionals Between 6th And 7th As Proposed

Currently vacant, as proposed the 42,600 square foot former garment manufacturing building at 527-529 Stevenson between 6th and 7th Streets will be converted to a mixed-use building with 67 residential units, eight tandem off-street parking spaces (currently four individual), and a 210 square foot ground floor commercial space.

A few of the "issues and other considerations" associated with the project per Planning:

The project proposes a dwelling unit mix of 48 studio units with lofts and 19 one-bedroom units with lofts. The studio units range in size from 250 square feet to 380 square feet in area. One‐bedroom units are either 440 square feet or 550 square feet in area. The project does not provide any units that are two‐bedroom or larger. The Planning Code does not require a specific unit mix in this area. The lack of family sized units is acceptable for this project as the location of the project, a small back street in an area of industrial and warehousing uses, is less desirable for family housing. However, the area is expected to increase employment in the technology sector and is a suitable location for housing young professionals.

The project features both one bedroom and studio apartments and provides 10 affordable dwelling units on‐site. The one‐bedroom apartments comprise 30% of the total units in the project but represent only 20% of the affordable units provided. The project should provide a minimum of 30% one‐bedroom affordable housing units for a total of three such units.

The project provides a Code complying number of bicycle parking spaces. However, 10 of the bicycle parking spaces are within the inner courtyard area and are not convenient to the building entrances and exits. The bicycle parking spaces should relocated as necessary to improve convenience for building residents and guests.

That being said, the Planning Department recommends the Planning Commission approve the project (with a few conditions) based on the following rational:

The project provides new housing in the Mid-Market area and provides an alternative to the Residential Hotels in the area.

The project develops a new commercial space providing business and employment opportunities for local entrepreneurs and area residents.

The project will provide 10 new affordable housing units on-site.

The project meets all applicable requirements of the Planning Code except for the dwelling unit exposure requirement of Section 140 from which a Variance has been requested, and...

The project is desirable for, and compatible with the surrounding neighborhood.

UPDATE: Floor plans for a few of the smaller units as proposed:

∙ 527-529 Stevenson Street Determination of Compliance And Plans [sfplanning.org]

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September 13, 2011

Appealing The "Unappealing" Neighbors To Be At Scott And Lombard

Special Use District or not, the conversion of the Edward II Inn at 3151-3155 Scott Street from tourist hotel to group housing for transitional 18 to 24 year olds requires Conditional Use Authorization.

While the Authorization for the aforementioned conversion was approved by the Planning Commission in July, this afternoon San Francisco’s Board of Supervisors will hear an appeal filed by the Cow Hollow Association and joined by the Marina Community Association, Marina Merchants Association, Marina Cow Hollow Neighbors and Merchants and Union Street Merchants Association seeking to overturn the approval.

The basis of the appeal ranges from a perceived failure "to consider correspondence and public comment from neighborhood residents and community organizations in opposition," to a lack of sufficient kitchen facilities for its proposed use, to a failure to protect the building’s "historic façade."

∙ Conditional Use Appeal: 3151-3155 Scott Street [sfbos.org]
∙ The Cow Hollow Association Might Say Both Are For The Birds... [SocketSite]
∙ Support For Supportive Housing...Just Not Here [SocketSite]

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San Francisco Property Tax Rate Set To Increase 0.67 Percent

The proposed Property Tax rate for the City and County of San Francisco will increase from $1.164 per $100 of assessed value to $1.1718 per $100 of assessed value for the 2011-2012 Fiscal Year. Allocation of the tax dollars is as follows:

San Francisco’s Board of Supervisors is set to vote on the increase this afternoon.

∙ San Francisco's Property Tax Rate Ordinace for FY 2011-2012

Posted by socketadmin at 11:30 AM | Permalink | Comments (32) | (email story)

September 12, 2011

The Cow Hollow Association Might Say Both Are For The Birds...

Amongst the items on the agenda for San Francisco’s Land Use & Economic Development Committee this afternoon, the establishment of a "Lombard and Scott Street Affordable Group Housing Special Use District" at the corner of Lombard and Scott.

The new one building "District" would facilitate the redevelopment of the Edward II Inn into 24 units of supportive housing for young adults transitioning from foster care. As plugged-in people know, the Cow Hollow Association hasn’t been very supportive of the plan, at least not if it happens in their neighborhood. But elsewhere? Apparently that would be fine.

Also on the Committee's agenda today, the amendment to San Francisco's Planning code establishing Section 139: Standards for Bird-Safe Buildings.

∙ Land Use & Economic Development Committee Agenda: 9/12/11 [sfbos.org]
∙ Lombard and Scott Street Affordable Group Housing Special Use District [sfbos.org]
∙ Support For Supportive Housing...Just Not Here [SocketSite]
∙ Establishing Standards for Bird-Safe Buildings [sfbos.org]
∙ It's (Not Just) For The Birds [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (18) | (email story)

September 8, 2011

The "iCon" At The Center Of Apple’s Proposed Cupertino Campus 2

The 2.8 million square foot "iCon" building designed by Foster + Partners sits at the center of the proposed Apple Campus 2 slated to be built down in Cupertino.

In addition to the four-story "spaceship" for 12,000 employees, a four-story garage for 4,300 cars and a smattering of smaller buildings would rise on the 175-acre site.

As the former Hewlett Packard (HP) campus site currently appears:

A public meeting on the proposed development will be held this evening in Cupertino's Community Hall at 6:30 pm, the meeting will be webcast live, hopefully not in Flash.

UPDATE: To clear up some confusion, the proposed campus would have a total of 10,500 parking spaces including 4,600 existing underground spaces, 1,500 new surface area spaces adjacent to the auditorium and research facilities, and 100 spaces for visitors in addition to the proposed above ground parking garage for 4,300 cars.

∙ Apple Campus 2: Overview | Renderings | Site Plan [cupertino.org]
∙ Apple spaceship HQ might work in Cupertino [SFGate]

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August 22, 2011

Complete With Living Roof, Of Course

As proposed, the existing 4,642 square foot nursery within San Francisco’s Botanical Garden will be razed and a new 9,830 square foot nursery and Center for Sustainable Gardening will rise to the west.

The new Nursery: Center for Sustainable Gardening, if approved, will replace the existing antiquated nursery with a state-of-the art facility targeted at the LEED Platinum level and constructed with renewable materials that will have a living roof, rainwater collection and recycling system and serve as a teaching tool for the City’s maintenance staff and residents interested in sustainable building and gardening practices.

Elements will include a greenhouse, headhouse and shadehouse as well as outdoor growing grounds and an outdoor learning area. The Center will also include public restrooms, office and meeting space for Botanical Garden staff, City Gardeners and volunteers.

The site of the existing greenhouse will be replanted as an extension of the California Native Plant Garden and comments on the proposed development will be accepted by Planning until 5:00 PM on September 16.

No word on whether the new Center will offer courses on trimming palm trees as well.

∙ San Francisco Botanical Gardens Nursery: Center for Sustainable Gardening [sfplanning]
∙ SFBGS's Nursery: Center for Sustainable Gardening Project [sfbotanicalgarden.org]
∙ For The Love (And Hate) Of Palm Trees In San Francisco [SocketSite]

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A Temporary Site That Could Become A Permanent Fixture

From John King with respect to the proposed America’s Cup berthing facilities for mega motor yachts between Piers 14 and 22½:

Known officially as Rincon Point Open Water Basin, the quarter-mile stretch of bay between piers 14 and 22.5 was created in the 1980s by removing decrepit finger piers no longer needed by the port. Rincon Park followed with a grassy hillock crowned by the controversial but eye-catching Cupid's Span sculpture by Claes Oldenburg and Coosje van Bruggen.

In daytime, the broad views are wondrous. At night, there's a hypnotic beauty, as anyone can testify who has paused after a Giants game to absorb the illuminated sweep of the Bay Bridge above rippling darkness.

The importance of the space is spelled out in the Bay Plan of the Bay Conservation and Development Commission, which describes basins as essential to "enhance the ecological health of the Bay and ... provide new and substantial Bay views." The importance of the open water along Rincon Park is reaffirmed in the draft environmental impact report for the America's Cup that was released by the city last month - it is the only one of 18 race-related locations ranked "very high" in terms of visual quality and sensitivity.

The draft report also offers the only details released so far of the changes desired by the America's Cup Event Authority, the operational and development arm of the regatta.

The proposal would add a 1,300-foot-long, 12-foot-wide floating dock to the "open water basin venue," reached by gangplanks at either end. A diagram shows 26 vessels moored to the dock, none shorter than 100 feet and 10 with hulls extending 265 feet from stem to stern.

King’s big concern, whether the temporary berths could become permanent view-blocking fixtures as "long-term development rights in the Rincon basin are triggered if the temporary berths require dredging" according to the development agreement.

∙ Cup's yacht plan threatens our wide-open bay views [SFGate]
∙ The 34th America's Cup Environmental Impact Report (And Issues) [SocketSite]
∙ San Francisco’s Last Minute Giveaways To Get The America’s Cup [SocketSite]

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August 15, 2011

1300 Third Street Today And In The Context Of Tomorrow

Speaking of the proposed rehabilitation of 1300 Third Street, a bit of context for how the former station might fit into the plans for a fully developed third street in Mission Bay.

∙ The Plans For The Old Firehouse At 1300 Third Street [SocketSite]
∙ Mission Bay Neighborhood Block And Construction Watch [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (23) | (email story)

The Plans For The Old Firehouse At 1300 Third Street

Designed by Frederick Meyer and finished in 1928, Fire Station No. 30 is a two-story steel-frame and masonry building located at 1300 Third Street, between Mission Rock and China Basin Streets with "Madrone" quickly rising behind.

The subject building has a concrete foundation, brick masonry walls, cement plaster and case stone trim, and a multi-level flat and gable roof with clay tile. At the ground floor, the fenestration consists of large, rectangular, multi-light steel-sash windows, some of which feature elliptical fanlights. At the second floor, the fenestration consists largely of two-over-four or three-over-three, multi-lite, wood-sash windows.

Other notable features include the wood-panel bi-fold doors, two fire truck entrances and the apparatus room. On the south façade, the subject building has a one-story, non-historic aluminum-shed garage addition added in the 1990s.

As proposed, the non-historic addition will be demolished, the exterior will be rehabilitated, and the former fire station will become a community center and office.

The majority of the interior character-defining features would remain and be reinstalled in the subject building, except for the wainscot in the eating room and apparatus room and the columns, pilasters (also identified as piers), and rafters in the apparatus room, which would be removed and replaced. The ceiling in the apparatus room would be lowered to accommodate new mechanical and electrical equipment. The interior would be reconfigured to accommodate offices, new restrooms, an entry lobby, and a large community room.

And yes, "the building would undergo a seismic retrofit consisting of a new structural steel frame and shotcrete reinforcement of the exterior brick walls."

∙ Madrone: T-Minus Two Months To Official Grand Opening [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (2) | (email story)

August 11, 2011

Ballooning Costs Quickly Deflating High-Speed Enthusiasm

With the price tag for the first segment of California’s proposed high-speed rail jumping from an estimated $7.1 billion in 2009 to between $10 billion and $13.9 billion today, members of California’s Legislature are becoming a bit more critical in their thinking with respect to the project.

∙ California lawmakers may put brakes on bullet train [Business Times]
∙ High-Speed High Jinks? [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (63) | (email story)

August 9, 2011

From Three Garages To Three New Homes on Broderick As Proposed

As a plugged-in tipster notes, as proposed the three car garage at 604-608 Broderick will be razed and a four story, three-unit residential building will rise with three replacement parking spaces below. Unfortunately we don’t yet have the renderings. Readers?

Posted by socketadmin at 12:00 PM | Permalink | Comments (5) | (email story)

August 3, 2011

Seeking Three More Years To Start Building Eleven Stories At 144 King

In 2005, San Francisco’s Planning Commission approved the demolition of the single-story concrete warehouse at 144 King and granted three years to commence construction of an 11-story, 130-room hotel with no off-street parking on the site.

In 2008 the approval was extended until September 2011. And tomorrow, the project sponsors seek another three year extension to start construction by September 2014.

Posted by socketadmin at 9:30 AM | Permalink | Comments (14) | (email story)

August 2, 2011

Appealing The Impact Of The Approved Rebuilding Of 1945 Hyde

Amongst the items on the agenda for today’s San Francisco Board of Supervisors meeting, an appeal of the Planning Department’s decision that the proposed adaptive reuse of 1945 Hyde Street is exempt from environmental review.

The appeal is being sponsored by the Russian Hill Community Association (RHCA).

If successful, the appeal could add years and hundreds of thousands of dollars in development costs to the proposed project which was approved by the Planning Commission in June.

∙ 1945 Hyde Street Revised, Rendered, And Ready To Be Approved [SocketSite]
∙ San Francisco Board of Supervisors Agenda: August 2, 2011 [sfbos.org]

Posted by socketadmin at 10:15 AM | Permalink | Comments (11) | (email story)

July 28, 2011

Continued Discretionary Review Irony And The Revised Designs

As plugged-in people know, the Planning Commission postponed their vote on the proposed project at 309-311 Eureka in May, raising concerns about "the compatibility of the proposed new structure with the existing neighborhood character" and "the impact of the proposed project to light and air for neighbors lower down the hill to the north."

The Commission made several recommendations at the hearing to help guide the Project Sponsor in making revisions to the proposal, including:

• Consider reducing the mass of the proposed new structure at the rear in order to lessen the impact to light and air for neighbors north of the subject property along 20th Street;
• Reconfigure the roof form and façade treatment in order to make the new structure more contextual;
• Examine methods of reducing the overall height of the proposed new structure.

The Commission also asked that the Project Sponsor continue to work with the [Discretionary Review] Requestors to try to come to a compromise.

In response to the DR Requestors’ concerns, the proposed project has been significantly modified since its original proposal. One garage door has been removed, and two off‐street parking spaces are now accessible through a single garage door that measures 10’ in width. The fourth floor has been set back 15’ from the front building wall, and the overall height of the structure has been reduced. Setbacks at the north and south property lines have been added, as well as at the rear.

In addition, the proposed building has been reconfigured "using more traditional building elements such as an angled bay and sloped roof," the overall height has been lowered 14", and the overall "bulk" of the building has been reduced 25% from original plans.

In the eyes of the neighboring objectors, however, it’s not good enough.

The DR applicants regret to inform you that our efforts to reach a compromise with the Project Sponsor were unsuccessful and we were unable to reach agreement on a revised design. The DR applicants put forth 2 designs dated June 1, 2011 that addressed their concerns but the Project Sponsor rejected these designs because they were authored by the DR applicants.

That being said, the Planning Department recommends the Planning Commission approve the Project Sponsor’s revised design as proposed this afternoon.

Once again, as the site currently appears:

And as was previously proposed:

∙ An Architect’s Nightmare And Discretionary Review Irony [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (23) | (email story)

July 27, 2011

Target On Geary, Yea! Unleashed By PETCO On Geary, Nea!

While the Planning Department recommends the Planning Commission approve the request to open the formula retail known as Target at 2675 Geary, the Department recommends the Commission disapprove the request to open the formula retail known as Unleashed by PETCO at 5411 Geary, the site of a former formula Walgreens.

The Department’s reasoning:

The proposed new use will not provide a development that is necessary or desirable with the surrounding neighborhood. There are a number of pet stores and services within the area, including two smaller locally-owned pet supply stores in the immediate vicinity and several others within two miles of the subject site, making the proposed use unnecessary.

The subject area has a large concentration of formula retail establishments, and adding another formula retail store will only increasing this concentration.

The neighborhood is well served by smaller locally owned pet stores and a larger destination formula retail pet supply store (Pet Food Express, on California Street near Presidio Avenue).

The proposed formula retail establishment could have a negative impact on existing neighborhood character by displacing smaller local stores that provide similar products and services.

No word on who the Department or opposing neighbors have lined up to take over the lease in place of Unleashed, a storefront that has been vacant and contributing to the character of the neighborhood as pictured above for the past five years.

∙ Proposed City Center Target Design (And Full Meeting) Scoop [SocketSite]
∙ Request for Conditional Use Authorization For Unleashed at 5411 Geary [sfplanning.org]

Posted by socketadmin at 11:30 AM | Permalink | Comments (19) | (email story)

July 26, 2011

Bonds, Tax-Exempt Bonds (To Fund Day's Purchase Of 601 Dolores)

On the agenda for today’s Board of Supervisors meeting, a resolution approving "the issuance and sale of tax-exempt bonds by the California Municipal Finance Authority in an aggregate principal amount not to exceed $11,000,000 to finance various capital facilities owned or leased by Children's Day School."

In specific, to finance the purchase and renovation of 601 Dolores (a.k.a. the Castle on the Park), the purchase of which we first reported back in May.

∙ Castle On The Park (601 Dolores) In Contract For $6,600,000 [SocketSite]
∙ Sweet Jesus (So To Speak): 601 Dolores On The Market And Inside [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (3) | (email story)

July 22, 2011

Proposed City Center Target Design (And Full Meeting) Scoop

As we first reported earlier this week, this coming Thursday the Planning Commission will hear Target’s request to open a 106,000 t0 120,000 square foot store "offering clothing, personal accessories, household goods, including home furnishings, electronics and groceries" in the City Center development at the corner of Geary and Masonic.

Target’s stated design goals for the project (click either image to enlarge):

Activate the street edges to make the building pedestrian friendly and contribute to an active street life
1. Increase the amount of street-front display windows along Masonic Ave.
2. Maintain and add display cases along the Geary elevation to create activity, visual interest and pedestrian scale.
3. Refurbish the base building materials to provide a higher quality, durable pedestrian environment.
4. Rehabilitate grade level planters and plantings along Geary Blvd.
5. Explore building-mounted, pedestrian scale lighting.

Apply elements to the facades to moderate the building’s bulky scale and give it an updated appearance
1. Add blade sign elements appropriate to the Mid-Century Modern character of the building that introduce rhythm, color and movement to the facades along Geary Blvd.
2. Add screen elements to key facade areas that provide contemporary hints of warmth, color and texture to the building.
3. Repaint the building in a new color scheme that emphasizes 1.g texture and articulation over monotonous bulk.

Create a more sustainable building
1. Update and reuse the existing building, employing recycled materials whenever possible.
2. Enhance bicycle parking and storage.

Add landscaping to soften the environment
1. Vines at existing retaining walls.
2. Add drought-tolerant plants.
3. Replace landscape in existing planters

The Planning Department recommends the Commission approve the request.

∙ Target Prepares For Planning Vote On Geary Store Next Week [SocketSite]
∙ YIMBY's Set Their Sights On A Target At Geary And Masonic [SocketSite]
∙ One Word: Target. Okay, Five: Target At Geary And Masonic? [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (16) | (email story)

July 21, 2011

8 Washington: A Chance To Hear And Be Heard This Afternoon

At three o’clock this afternoon, the Planning Commission will hold a public hearing on the Draft Environmental Impact Report (EIR) for the proposed 8 Washington Street project.

An opposing perspective from Frederick:

The present proposal is the 4th attempt to change the Golden Gateway Swim & Tennis Club from a recreational facility into part condominiums and part recreational.

The reason that the use of the site is still recreational is that the San Francisco Redevelopment Agency took control of the area in the 1960's, used Federal Funds to relocate business and residents and with 5 developers bidding, chose the Perini Corp of Boston to develop the Golden Gateway area. Perini won the rights to build the Alcoa Office Building (25 stories), the Golden Gateway Center (1,200+ rental apartments) and the Golden Gateway Commons (mixed use with 3 blocks of office & retail and 155 condominiums).

One of the reasons that Perini was accepted by the Redevelopment Agency is that Perini proposed to build a private 2 acre park (Sydney Walton Park) and build the Golden Gateway Swim & Tennis Club (Club) that was made available to the tenants at the GG Center and GG Commons. This helped create the neighborhood with both office and residential uses and today is the most successful project the SF Redevelopment Agency has completed.

Perini paid the Redevelopment Agency market rate land cost for the rights to build the Alcoa Building, the GG Center and GG Commons, but paid below market for the land for the Park & Recreational Club.

The neighborhood and anyone visiting has enjoyed both the Park and Club since the 1970's.

There have been 3 previous attempts to build condominiums on the Club and reduce the size of the Club. All 3 previous attempts were turned down, first by Mayor Diane Feinstein, then Mayor Art Agnos and most recently by the Board of Supervisors.

Members of the Club have formed an organization to "Save the Club" called Friends of Golden Gateway "FOGG" with over 1,300 members.

In December 2006, FOGG joined with the San Francisco Tennis Club, the Barbary Coast Neighborhood Association and numerous other City organizations to have the Supervisors (who voted 11-0) to require any changes in public or private recreational facilities in San Francisco to replace the recreational component with 100% of the existing recreational facilities. This action has saved the SF Tennis Club from being replaced with over 500 condominiums.

The neighborhood that enjoys using the Golden Gateway Swim and Tennis Club feels that the project that was approved by the Redevelopment Agency 30 years ago, did not call for it to change at a later date. If the recreational facility can be taken away, how soon will Sydney Walton Park have a 25 story building replacing that open space?

Get educated and make up your own mind.

Also noted by Frederick, a lawsuit backed by the Telegraph Hill Dwellers, Neighbors to Preserve the Waterfront, San Franciscans for Reasonable Growth, Golden Gateway Tenants Association, San Francisco Neighborhood Network, Barbary Coast Neighborhood Association, Russian Hill Neighbors, and the San Francisco Tenants Union amongst others has been filed in San Francisco's Superior Court in an attempt to prevent the development.

∙ The Impact Of 8 Washington [SocketSite]
∙ 8 Washington Street Project Proposal (And Renderings) Revised [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (60) | (email story)

July 20, 2011

Target Prepares For Planning Vote On Geary Store Next Week

The request for authorization which would allow Target to develop and open a 120,000 square foot "formula retail" store in the City Center development at the corner of Geary and Masonic has been scheduled to be heard by Planning next week.

The proposed project, to occupy a portion of the former Mervyn’s and Good Guys stores, will consist of approximately 106,000 square feet of retail space, with a potential to add an additional 14,000 square feet if vacant space becomes available within the shopping center, for a project total of approximately 120,000 square feet.

The proposal involves interior remodeling work as well as exterior improvements including signage, which would require the creation of a Special Sign District. The existing City Center shopping mall has approximately 601 off-street parking spaces and five loading spaces; no additional parking or loading spaces are required or proposed.

As always, we’ll keep you posted and plugged-in.

∙ YIMBY's Set Their Sights On A Target At Geary And Masonic [SocketSite]
∙ One Word: Target. Okay, Five: Target At Geary And Masonic? [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (19) | (email story)

July 19, 2011

Revised Plans For Daggett Place (AKA 1000 16th St.) Up For Approval

Plans for 468 new residential units, 14,625 square feet of retail including two restaurants, and 7,000 square feet for production, distribution and repair (PDR) to rise on the two vacant lots bordered by Hubbell, 7th, and 16th Streets are up for approval next Thursday.

Located on a triangular site at the base of Potrero Hill, the development includes a new 40,000 sf park and is further open to the community by a public mid-block pedestrian mews lined with active uses.

At the end of Connecticut Street, Daggett Place features a 7,000-square-foot community garden with raised planting beds. Including this pocket park, the project contains a total of approximately 50,000 square feet of open space dispersed around the project site at grade, within podium courtyards, and in a rooftop garden deck.

Originally envisioned for a 2008 start and 2010 occupancy, if approved on Thursday, once construction starts it will take 22 to 24 months (or up to 36 months if the project is built in phases) to complete the Daggett Place development also known as 1000 16th Street.

UPDATE: As a plugged-in reader notes, the proposed designs for the David Baker + Partners designed "Dagget Place" have been revised since the project’s EIR (the source for our original images) was approved in 2009. The unit count is up (from 408 to 468), the podium level pedestrian street is gone, and the images above are now current.

While the Planning Department's site currently reads, "On Thursday, July 21, 2011, the Commission will consider approval of the proposed project," we now believe the Commission will actually consider the project next Thursday, July 28.

And an earlier iteration of the design as we published two years ago:

∙ David Baker’s Daggett Place Destiny To Be (Partially) Decided Today [SocketSite]
∙ Daggett Place: Design [dbarchitect.com] [Slideshow]

Posted by socketadmin at 12:00 PM | Permalink | Comments (17) | (email story)

July 18, 2011

SFMOMA Expansion Context And 935 Folsom Street Station Design

While you’ve likely seen the renderings, the draft Environmental Impact Report (EIR) for the proposed San Francisco Museum of Modern Art (SFMOMA) expansion and relocation of San Francisco Fire Department Station No. 1 from 676 Howard to 935 Folsom provides some additional architectural context and interior plans for the proposed expansion.

And a couple of renderings for the proposed station fronting Folsom, behind which up to 13 residential units would be constructed on the portion of the site fronting Shipley.

A public hearing on the draft plan is currently scheduled for August 11, 2011. As always, we'll keep you posted and plugged-in.

∙ The First Sign Of Snøhetta’s Design For SFMOMA Expansion [SocketSite]
∙ SFMOMA Expansion / Fire Station Relocation and Housing Project [sfplanning.org]
∙ SFMOMA Expansion, Fire Station Relocation And…Housing Project [SocketSite]
∙ 935 Folsom: Warehouse Squat Sweatshop Condos Fire Station! [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (10) | (email story)

July 12, 2011

Thank (Or Curse) Planning For Encouraging Development At 1501 15th

As the five-story Stanley Saitowitz | Natoma Architects designed building that's proposed to rise at 1501 15th Street raises the hackles of a few hecklers in the Mission, we offer a bit of additional background and perspective.

In 2008, the project sponsor proposed to build a car wash, not condos, on the site. Noting that "due to the project site’s close proximity to the 16th Street BART Station, a mixed-use project offering both commercial and residential uses would be strongly encouraged," the car wash was disapproved by San Francisco's Planning Department on the grounds that such a use was inconsistent with the intent of the Eastern Neighborhoods plan.

And in terms of the project's proposed design, while the Planning Department "realizes that from the architect’s perspective, the design is very cohesive and deliberate, forming a minimalist façade" and acknowledges that "any attempts to change it would [therefore] compromise the integrity of the design," the Department still has a few concerns:

If the courtyards remain, in all likelihood gates will be needed to secure the outdoor activity areas after the retailers close in the evening. [Planning] would like to see the proposed treatment to address this issue in the design.

The Department would like to see the use of the neighboring property’s light-well preserved, such as matching the light-well.

The recessed wall on South Van Ness Ave. presents a blank wall above the ground floor and should have additional detail and fenestration to provide scale and interest.

Save the few concerns, however, the Planning Department recommends the Planning Commission approve the project sponsor's proposal on Thursday. And yes, for better or worse, the design has evolved from what was originally on the boards:

∙ 1501 15th Street Now And As Proposed [SocketSite]
∙ Development at 15th and S. Van Ness Raises Hackles [missionlocal.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ 1501 15th Street Request for Large Project Authorization [sfplanning.org]

Posted by socketadmin at 5:30 AM | Permalink | Comments (24) | (email story)

July 11, 2011

The 34th America's Cup Environmental Impact Report (And Issues)

The Draft Environmental Impact Report (EIR) for the 34th America’s Cup (AC34) and James R. Herman Cruise Terminal Project was just been published. The Report will be formally reviewed on August 11 with comments from the public accepted until August 25.

The San Francisco Planning Department published a Notice of Preparation on February 9, 2011 to notify the public of its intent to prepare an EIR on the AC34 and Cruise Terminal projects. During the public scoping process held in February and March 2011, the Planning Department received numerous comments from public agencies, organizations, and individuals regarding the scope and content of the EIR, including comments on environmental effects of the AC34 and Cruise Terminal projects as well as on the details of the projects themselves.

Comments received during the scoping process on the proposed projects and their potential environmental impacts are addressed in this EIR. This section lists the areas of controversy and major concerns raised during the scoping period as well as issues to be resolved. Issues to be resolved include those areas of concern that will be addressed either (1) during the permitting and approval processes for the projects subsequent to the completion of the CEQA process, (2) as part of the environmental review requirements under the National Environmental Policy Act (NEPA) for the applicable aspects of the project, (3) during design and implementation of the projects (assuming the projects are approved), or (4) as part of future proposals for long‐term development on Port properties as provided for under the Host Agreement and the associated environmental review process.

The areas of controversy and issues to be resolved include the following:

Details of the People Plan (including Transportation Management Plan), Waste Management Plan, Sustainability Plan, and other implementation plans as proposed.

Coordination of the AC34 project sponsors with federal, state, regional, and other local agencies for the planning and implementation of AC34 events.

Management and coordination of large private spectator yachts expected to view the AC34 events and impacts of increased boat traffic Long-term development rights of Port properties provided for under the Host Agreement following completion of the AC34 events, and environmental implications of such development.

Tenant relocation from Port properties that would be necessary for both the AC34 and Cruise Terminal projects.

Impacts of the AC34 events on views, traffic, services, utilities, recreational resources, and public access at proposed venue locations as well as at adjacent and nearby areas.

Potential conflicts of both projects with adopted plans applicable to the project sites, including effects on public access.

Effects of AC34 racing events on existing maritime and commercial uses of San Francisco Bay.

The first volume of the report is 746 pages while volume two is 698. So if you plan to comment or complain intelligently, you had better start reading now. Luckily volumes three and four are simply appendices.

∙ The Scope Of Development For San Francisco’s First America’s Cup [SocketSite]
∙ Pier 27 Terminal Rendered And Ready For Fiscal Feasibility Vote [SocketSite]
∙ San Francisco’s Last Minute Giveaways To Get The America’s Cup [SocketSite]
∙ 34th America’s Cup Draft EIR: Part 1 | Part 2 | Part 3 | Part 4 [sfplanning.org]

Posted by socketadmin at 12:30 PM | Permalink | Comments (18) | (email story)

399 Fremont: From Condos To Rentals And Flowers For Another Year

As we first reported a year ago:

Approved for development in 2006 with a performance period set to expire in June 2008, Fifield started clearing the site for the proposed Californian at 399 Freemont in November of 2007. In August of 2008 the Planning Commission granted a 12 month extension of the performance period to June 2009, and then again in June 2009 to June 15, 2010.

On Thursday the Planning Commission is expected to grant another 12 month extension for the now 452 unit (and 238 parking spot) project which would expire on June 15, 2011. The site will be planted and bloom with wildflowers in the interim.

Granted the extension to June 15, 2011, the project sponsors are now seeking another one year extension with plans to start construction by June 15, 2012 as they redesign the building to hit the market as smaller rental units versus condominiums, with no proposed changes to the height or envelope of the building.

∙ 399 Fremont: Interim Plans Set To Bloom For The Californian Site [SocketSite]
∙ 399 Fremont: April Showers (And Site Prep) Will Bring...Wildflowers [SocketSite]
∙ The Californian on Rincon Hill: 375 Fremont St. [SocketSite]
∙ Are They Clearing The Way For Someone's Californian On Rincon Hill? [SocketSite]
∙ The Californian on Rincon Hill (375 Fremont): Website And Renderings [SocketSite]
∙ The Californian On Rincon Hill: No Longer Coming Soon (If At All) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (8) | (email story)

401 Grove Street: The Revised Designs And Density

As we first reported three weeks ago, the request for modifications and a revised design for a five-story building at 401 Grove (corner of Gough) previously approved for development in 2008 is scheduled to be heard by Planning on Thursday.

As proposed, 63 dwelling units (versus 61 as previously approved) over 5,000 square feet of ground floor commercial (versus 10,000 as previously approved) and 37 underground parking spaces (versus 39 as previously approved) will rise where the surface area parking lot currently sits on Central Freeway Parcel I.

The revised design is articulated as two distinct building forms, a five-story building along the northeast portion of the site, with ground-floor retail along Gough Street and ground-floor residential units with stoops located along the Grove Street frontage.

Five three-bedroom townhomes with separate ground-floor entries would be located along the Ivy Street frontage. In addition to the five townhomes, the revised unit mix includes one studio, 23 one-bedrooms, and 34 two-bedroom units.

To date, the Planning Department has received three communications in support of the project, including endorsements from the Hayes Valley Neighborhood Association and the San Francisco Housing Action Coalition which praise the density and transit-orientation of the project.

The Planning Department has also received two communications in opposition to the project from neighboring property owners expressing concerns over the scale of the project, loss of light and air to their adjacent properties, and increased traffic congestion.

∙ 401 Grove: Three More Weeks To Get Its Planning Groove On [SocketSite]
∙ 401 Grove Street: Revised Request for Conditional Use Authorization [sfplanning.org]

Posted by socketadmin at 7:45 AM | Permalink | Comments (13) | (email story)

No Need To BYOB To Bowl In The Mission As Proposed

As the San Francisco Planning Code reads with respect to the Mission Alcoholic Beverage Special Use Subdistrict:

There is an unusually large number of establishments dispensing alcoholic beverages, including beer and wine, for both on-site and off-site consumption in this area. The existence of this many alcoholic beverage establishments appears to contribute directly to numerous peace, health, safety and general welfare problems in the area, including loitering, littering, drug trafficking, prostitution, public drunkenness, defacement and damaging of structures, pedestrian obstructions, as well as traffic circulation, parking and noise problems on public streets and neighborhood lots.

The existence of such problems creates serious impacts on the health, safety and welfare of residents of nearby single- and multiple-family areas, including fear for the safety of children, elderly residents and of visitors to the area. The problems also contribute to the deterioration of the neighborhood and concomitant devaluation of property and destruction of community values and quality of life. The number of establishments selling alcoholic beverages and the associated problems discourage more desirable and needed commercial uses in the area.

In order to preserve the residential character and the neighborhood-serving commercial uses of the area, there shall be a Mission Alcoholic Beverage Special Use Subdistrict to prohibit new establishments, or expansion of existing establishments, selling alcoholic beverages for the property in the area generally bounded by Guerrero Street, San Jose Avenue, Randall Street, Mission Street, Cesar Chavez Street, Potrero Avenue and Fourteenth Street.

Exemptions for "Bona Fide Restaurants" and "Non-Profit Theaters" are already on the books. And as proposed and sponsored by Supervisors Kim and Wiener, an amendment to allow "Bowling Alleys" in the Mission to serve alcoholic beverages will be added as well, paving the way for the proposed Mission Bowling Club at 3176 17th Street.

∙ Ordinance Permitting Bowling Alleys To Serve alcohol In The Mission

Posted by socketadmin at 7:00 AM | Permalink | Comments (17) | (email story)

July 8, 2011

1501 15th Street Now And As Proposed

By way of a tipster and Mission Mission, as proposed, the dormant ex-gas station lot on the southwest corner of 15th Street and South Van Ness will be redeveloped with a 58-foot tall mixed-use building yielding 40 residential units (8 studios, 8 one-bedrooms, and 24 two-bedrooms) over 9,000 square feet of retail and 39 off-street parking spaces.

∙ 1501 15th Street [1501-15thstreet.com]
∙ 15th and Van Ness: You’ve shopped at the Apple Store, now live in one [Mission Mission]

Posted by socketadmin at 11:30 AM | Permalink | Comments (37) | (email story)

July 7, 2011

Diamonds In The Rough

As proposed, the 2,026 square foot two-bedroom home at 1710 Diamond would be razed, the 121 by 71 foot lot would be subdivided into four, and four three-story single-family homes over two-car garages would rise across the site.

As proposed, 1710 Diamond Street, which would be the northernmost of the four new dwellings, would measure approximately 3,709 square feet, and would include a garage at grade level, a great room at the first floor that accommodates kitchen, dining, family, and living rooms, with a small powder room and a deck facing Diamond Street. Two bedrooms, two full baths, and a sitting room would be provided on the second floor, and a master bedroom with a study, master bath, and front deck on the third story.

The proposed new dwelling at 1718 Diamond Street would also measure three stories above the garage at street level, and would provide approximately 3,773 square feet of living space with a similar configuration and distribution of bedrooms and living rooms as that proposed at 1710 Diamond Street, including a main living floor above the garage level, two bedrooms on the second floor, and a master suite on the third floor.

The new dwelling unit at 1728 Diamond Street would be three stories above grade with approximately 3,771 square feet of space including the garage. Like the other dwellings, it, too, would have a two‐car garage at grade level, with a first floor with an open plan that accommodates a kitchen, dining room, living room, and family room, as well as a powder room and a front deck. The second floor includes two bedrooms, a sitting room, and two full bathrooms, while the third floor includes a master suite with a study and a front deck.

As proposed, 1738 Diamond Street would similarly be three stories over a garage, with approximately 4,093 square feet of living space, including a two‐car garage. On the first level above the garage are the kitchen, family room, dining room, and living room, as well as a powder room. The second story provides two bedrooms, two bathrooms, and a sitting room, and the third floor includes the master bedroom with a master bath and a front deck.

Although no neighbors oppose the project, and the Planning Department doesn’t oppose the demolition of the current structure, the Department does recommend a few modifications to what's proposed, including the addition of a "one-foot recess for the narrower vertical element on the façade in order to gain greater articulation on the façade," simplifying the materials at and around the garage level, and increasing the proposed unit count to six dwellings (which the project sponsors oppose).

∙ The 1710 -1738 Diamond project as proposed [sfplanning.org]

Posted by socketadmin at 9:00 AM | Permalink | Comments (17) | (email story)

July 6, 2011

California Pacific Medical Center Ups Its Cathedral Hill Ante

From the San Francisco Business Times:

California Pacific Medical Center said Tuesday it has offered to pay for $1.1 billion in community benefits for the poor and uninsured in San Francisco as part of its effort to gain city approvals for its proposed Cathedral Hill medical complex and rebuild of St. Luke's Hospital.

CPMC, part of Sutter Health, called the offer “an unprecedented commitment,” but it also clearly represents a response to political realities in San Francisco.

"We sent this to (city officials) on Friday, and we're hoping to have a reaction from them in the next week or so," said CPMC spokesman Kevin McCormack. A Planning Commission meeting on hospital projects scheduled for July 15 has been postponed until Aug. 11, he said."

∙ SF Mayor To CPMC: $108 Million To Approve Cathedral Hill Hospital [SocketSite]
∙ California Pacific Medical Center offers $1.1B deal for city OKs [Business Times]
∙ CPMC: Latest Designs, Renderings, And Architecture Review [SocketSite]

Posted by socketadmin at 5:00 AM | Permalink | Comments (14) | (email story)

June 30, 2011

Plans For 800 New Showplace Square Units Moving Forward

The plans for over 800 new housing units across 801 Brannan and One Henry Adams continue to make their way through planning with a Draft Environmental Impact Report has now been published. As we wrote last year:

The proposed development of 801 Brannan and One Henry Adams (click rendering to enlarge) has been in the works for over ten years, at one point hoping to be delivered in 2008 (and then 2010). The development would raze four buildings across two sites.

Rising on the sites would be five six-story/sixty-eight-foot buildings with up to 819 residential units over ground floor retail and 798 parking spaces. In terms of unit mix: 455 one-bedrooms, 315 two-bedrooms, 20 three-bedrooms, and 29 lofts as proposed.

The latest plans call for 824 units, with 425 one-bedrooms, 325 two-bedrooms, 50 three-bedrooms, and 24 lofts. And in terms of parking, 166 799 spaces in total.

As proposed, the two market-rate buildings for the 801 Brannan site would cost approximately $130 million to construct and would be constructed between 2012 and 2014. The two buildings proposed for the One Henry Adams site would cost approximately $65 million and would be constructed in 18 months, beginning in the fall of 2012. The BMR parcel would be developed "at such time as determined by [the Mayor's Office of Housing], dependent upon its resources and priorities."

UPDATE: Sorry folks, did we say 166 parking spaces? Make that 799, with 571 spaces at 801 Brannan alone. The 166 represents the number of spaces which will be dedicated to fulfilling current parking easements and agreements for tenants in neighboring buildings.

Our apologies for the confusion (and perhaps a heart attack or two).

∙ 801 Brannan And One Henry Adams: 819 Units As Proposed [SocketSite]
∙ 801 Brannan And One Henry Adams: Draft Environmental Impact Report [sfplanning.org]

Posted by socketadmin at 8:45 AM | Permalink | Comments (16) | (email story)

June 23, 2011

A Bit Of (Unnecessary) Salesforce Saber Rattling

From the Wall Street Journal today with respect to the proposed designs for Salesforce’s new global headquarters campus in Mission Bay:

Renderings of the Salesforce.com campus, released earlier this month, feature a flashy design. A public square is anchored by a hot-pink Jumbotron video screen.

"That was my idea," Mr. Benioff, the Salesforce.com CEO, said of the screen. "Putting something like that there can add a lot of energy." The Jumbotron could be used for things such as employee presentations and public entertainment, he said.

Salesforce.com is hoping for design-review approval from the city by September. "If we can't get the approvals we could also end up somewhere else," Mr. Benioff said.

The redevelopment agency's Ms. Kahn said that while she didn't anticipate problems with the design review, the pink Jumbotron might face additional environmental scrutiny. Overall, Ms. Kahn said, "we're generally, based on what we've seen, pleased."

And in the words of JK Dineen:

Let's be real. It’s highly unlikely that the redevelopment agency board, which has rubber stamped pretty much everything that has been proposed for the 303-acre Mission Bay campus, will give Salesforce a hard time. We are talking about 10,000 Salesforce jobs. We are talking about at least $700 million of 100 percent union construction over the next five years. In Marc Benioff we are also talking about a philanthropic superstar who, along with his wife, donated $100 million for the UCSF Hospital that is driving much of the investment into Mission Bay.

∙ Designs For Salesforce's Global Headquarters Complex in Mission Bay [SocketSite]
∙ A Bit Of Color On (And For) Salesforce's Campus In Mission Bay [SocketSite]
∙ Mission Bay Prepares for Makeover [WSJ]
∙ Salesforce CEO: approve our HQ plan, or else... [Business Times]
∙ The Building Of UCSF’s New Mission Bay Medical Center Is Underway [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (19) | (email story)

401 Grove: Three More Weeks To Get Its Planning Groove On

First approved for development in 2008 and scheduled to be re-reviewed by the Planning Commission today, the request for modifications and a revised design for a five-story building at 401 Grove (corner of Gough) has been postponed until July 13.

As proposed, 63 dwelling units (versus 61 as previously approved) over 5,000 square feet of ground floor commercial (versus 10,000 as previously approved) and 37 underground parking spaces (versus 39 as previously approved) will rise where the surface area parking lot currently sits on Central Freeway Parcel I.

∙ RFPs For Housing Along Octavia Boulevard [SocketSite]

Posted by socketadmin at 12:15 PM | Permalink | Comments (0) | (email story)

June 22, 2011

The Impact Of 8 Washington

The draft Environmental Impact Report (EIR) for San Francisco Waterfront Partner’s proposed 8 Washington Street project is now complete and is scheduled to be presented to the public on July 21.

The proposed project calls for demolition of the existing health club facility and the existing surface parking lot on Seawall Lot 351, and construction of two residential buildings south of the Jackson Street alignment: one along The Embarcadero (four to six stories) and the other along Drumm Street (8 to 12 stories).

The buildings would be connected at their ground floor. Together, the buildings would contain about 165 residential units, 420 underground parking spaces for residents and the public, and ground-floor retail and restaurant space. North of the building, a new publicly accessible open space would be constructed to align with Jackson Street. North of this open space, a new, onestory, fitness center building, two swimming pools, and four tennis courts would be constructed.

The northern end of the site would contain a one-story restaurant building and a publicly accessible open space.

As the site currently appears:

As the site would appear as proposed:

And no, it’s not getting built by the time the America’s Cup sails into town.

∙ 8 Washington Street Project Proposal (And Renderings) Revised [SocketSite]
∙ 8 Washington Draft Environmental Impact Report (EIR) [sf-planning.org]
∙ The 8 Washington Development Website: New And Improved! [SocketSite]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]
∙ 8 Washington: The City's Plan Which Nobody Seems To Love [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (15) | (email story)

June 21, 2011

It's (Not Just) For The Birds

With no specific policies, procedures or standards currently in place, on Thursday San Francisco’s Planning Commission will vote on whether or not to initiate discussion for a planning code ordinance specifically related to bird-strikes and building design.

The proposed Ordinance would amend the Planning Code to achieve the following: a) reduce building‐related hazards for San Francisco’s resident and migrant bird species; b) establish consistent building standards for creating bird‐safe buildings; and c) provide certain exemptions from these requirements.

Concern over potential bird-strikes has recently arisen during review of a few notable buildings such as The Exploratorium, Treasure Island, and 555 Washington—with varied impacts on the project, including costly changes to the building design late in the process and ultimate rejection of a project in part due to public concern raised about bird-strikes.

Legislation, if adopted, could help not only reduce potential bird-strikes but also establish consistent standards on the issue so that developers and architects are not surprised by last minute requests to address the issue of bird‐strikes during the design review and approval processes.

Okay, so perhaps it’s not just for the birds.

∙ Standards for Bird‐Safe Buildings [sfplanning.org]
∙ Let’s Get Ready To Rumble Over 555 Washington [SocketSite]
∙ 555 Washington's EIR Certification Reversed [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (45) | (email story)

June 20, 2011

A New Name Is Needed As Executive Park Nears Being Reborn

Approved by the Planning Commission, the plan to raze and redevelop the central office components of the 70-acre site adjacent to Candlestick Point with 1,600 housing units and 70,000 square feet of retail with buildings rising up to 240 feet tall is back in front of San Francisco’s Land Use and Economic Development Committee this afternoon to vote on the amendments to make it so.

With the development currently dubbed "Executive Park," as a plugged-in tipster writes: "Since the project will become mixed use, it could use a new name." That it could. And we know just who to ask.

Readers?

∙ Executive Park: From Office Park To Neighborhood As Long Proposed [SocketSite]
∙ Land Use and Economic Development Committee Agenda: June 20, 2011 [sfbos.org]

Posted by socketadmin at 10:45 AM | Permalink | Comments (22) | (email story)

June 16, 2011

Take Two For 1945 Hyde (And The Brannan Street Wharf)

Amongst the items scheduled to be voted on by San Francisco’s Planning Commission this afternoon: the proposed conversion of 1945 Hyde Street from garage to condos-over-retail and the Final Environmental Impact Report (EIR) for the Brannan Street Wharf project.

The Planning Department recommends the Commission approve both of the above.

∙ San Francisco Planning Commission Agenda: 6/16/11 [sfplanning.org]
∙ 1945 Hyde Street Revised, Rendered, And Ready To Be Approved [SocketSite]
∙ From Piers To Park And The Brannan Street Wharf By 2012 2013? [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (0) | (email story)

June 15, 2011

Defending The Design For 200 6th Street And Adieu To Defenestration

Located within the potential Sixth Street Lodginghouse District, the San Francisco Redevelopment Agency and Mercy Housing requested San Francisco’s Architectural Review Committee review and comment on their proposed project at 200 6th Street today.

The proposed work includes demolition of the existing four-story building and the new construction of a new nine-story residential building (dedicated to affordable housing) with ground floor retail and parking.

As designed by Kennerly Architecture & Planning, the new building will feature a total of fifty-six units composed of seventeen three-bedroom flats, twentytwo two-bedroom flats, and seventeen one-bedroom flats.

The new building will have two distinct masses: a larger nine-story mass at the corner of 6th and Howard Streets and a smaller eight-story mass along 6th Street. Overall, the design will be contemporary in style and will feature brick veneer cladding, dark patinated metal siding and exposed structural concrete on the exterior. In addition, the project will feature painted or dark anodized aluminum windows, steel and glass entry marquis, and concrete and translucent glass balcony rails.

The existing four-story building is better known and recognizable to most as the Hugo Hotel, canvas for Defenestration.

∙ South of Market Resource Survey Says…Five New Historic Districts [SocketSite]
∙ Review and Comment: 200-214 6th Street [sfplanning.org]
∙ Eminent Domain Suit Semi-Successfully Snatches Hugo Hotel [SocketSite]
∙ Hugo Hotel's Flying Furniture Update, No Word On The Graffiti [SocketSite]
∙ And Now Back To The Hugo Hotel (And Eminent Domain On Sixth) [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (18) | (email story)

June 14, 2011

The Plans For 800 Presidio Avenue Don't Appeal To Everyone

On the agenda for San Francisco’s Board of Supervisors this afternoon, an appeal of the Environmental Impact Report (EIR) for the proposed Booker T. Washington Community Services Center at 800 Presidio Avenue which would yield 50 housing units (24 for low income households, 24 for low income transitional age youth) and a new gym.

From the appeal:

Neighbors for Fair Planning are residents and owners of property in the immediate vicinity of the low density, Victorian era neighborhood surrounding the site of the proposed out-of-scale project at the Booker T. Washington Community Service Center, (BTW). We have been working closely withy Supervisor Farrell to reach a compromise and actually reluctantly agreed to not opposed a four story - 40 unit project with restrictions on parking.

The developer refused any compromise and refused to cut its $1.5M fee and is insisting on the absurd, 70,000 square foot building which violates numerous provisions of the Planning Code and all common sense or fairness in planning.

The Planning Department's response:

The Appellant does not make a fair argument that substantial evidence exists that the EIR is in any way incomplete or inaccurate. Most of the Appellant's assertions are purely speculative, with no proof in the record to substantiate the claims.

The Planning Department recommends the Board uphold the Planning Commission's certification of the final EIR for 800 Presidio Avenue as proposed.

∙ 800 Presidio Avenue Refined And Re-Rendered [SocketSite]
∙ 800 Presidio Avenue Environmental Impact Report Appeal [sfbos.org]

Posted by socketadmin at 9:30 AM | Permalink | Comments (8) | (email story)

June 8, 2011

Treasure Island Redevelopment Plans Approved! (Appeal Rejected)

Narrowly passed by San Francisco’s Planning Commission in April, last night San Francisco’s Board of Supervisors unanimously approved the 550 acre redevelopment of Treasure and Buena Vista Island and rejected the appeal backed by the Sierra Club and Aaron Peskin.

Over the next few decades, 240,000 square feet of retail and commercial, 10,680 parking spaces, 8,000 new residences (2,000 of which will be affordable), and over 300 acres of open space will be developed on the islands, with ground slated to be broken next year.

UPDATE: As a plugged-in reader notes (and links to a good overview that's been modified a bit since), the maximum building height on Treasure Island will be 450 feet.

∙ Planning Commission Approves Treasure Island Redevelopment Plan [SocketSite]
∙ The Draft Plan For 550 Acres In The Middle Of San Francisco's Bay [SocketSite]
∙ Treasure Island/Yerba Buena Island Redevelopment Project EIR Appeal [sfbos.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (74) | (email story)

June 6, 2011

48 Tehama’s Right To Build Ready To Be Revoked

Ten years ago San Francisco’s Planning Commission approved the construction of a new, 194-foot tall mixed-use building to rise at 48 Tehama, currently a 4,000 square foot surface area parking lot. As approved, the building would have contributed almost 50,000 square feet of office space, with seven off-street parking spaces below and three full-floor residential units of over 3,000 square feet above.

In 2005, an application was filed to ditch the commercial component of the development and build 63 residences instead. But in 2008 the application to secure a building permit for the modified project was withdrawn.

Having failed to secure building permits for either the original or modified project, on Thursday the Planning Commission will review a recommendation to revoke the approved allocation and right to build 49,300 square feet of office space at 48 Tehama as governed by the Office Development Annual Limit Program.

∙ 48 Tehama: Office Allocation Revocation [sfplanning.org]

Posted by socketadmin at 1:45 PM | Permalink | Comments (0) | (email story)

May 26, 2011

Five Stories At 899 Valencia Poised For Approval This Afternoon

As we first wrote about the proposed building at 899 Valencia last year:

It’s another underutilized infill site that’s been caught up in the Eastern Neighborhoods Area Plan development log jam which is finally starting to free.

On northeast corner of Valencia and 20th Streets an old one-story service station and surface area parking lot reside. As proposed, a 50,000-square foot, five-story mixed-use building with 18 dwelling units over 7,100 square feet of ground-floor retail space and a below-grade 18-car parking garage would rise.

Despite an appeal of the project's Environmental Impact, or determined lack thereof, the plans for 899 Valencia are poised to be approved by San Francisco’s Planning Commission this afternoon.

∙ The Vision For 899 Valencia On The Northeast Corner Of 20th [SocketSite]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ San Francisco Planning Commission Agenda: May 26, 2011 [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (19) | (email story)

May 24, 2011

Parkmerced Poised For Board Vote And 5,700 New Residences

In a special session this morning, San Francisco’s Land Use and Economic Development Committee is expected to back the Development Agreement and a host of related ordinances for the proposed redevelopment of Parkmerced which will then be presented to San Francisco’s full Board of Supervisors this afternoon for adoption along with a scheduled vote on the certification of the Final Environmental Impact Report for the massive project.

∙ Parkmerced Development Agreement Close To Board Vote [SocketSite]
∙ Parkmerced's Proposed Urban Design, Open Space, And Sustainability [SocketSite]
∙ Two Big Tests For San Francisco's New Board Of Supervisors [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (29) | (email story)

May 23, 2011

Higher Down Payments And Lower Limits For FHA Loans As Proposed

Last month 29.9 percent of Bay Area home purchases were made by way of FHA backed loans, up from 25.4 percent in April 2010.

On Wednesday, a House subcommittee will discuss a draft bill which would raise the minimum down payment for FHA loans from 3.5 percent to 5.0 percent and lower the maximum loan size to 125 percent of the county’s median home price (versus the current maximum of up to $729,750 in high-cost areas).

∙ San Francisco Recorded Sales Activity Down 1.4% In April [SocketSite]
∙ Super Conforming Limits In San Francisco Set To Expire September 30 [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (12) | (email story)

Petco Barks, Will It Come Back To Bite?

The proposed ordinance prohibiting "formula retail pet supply stores" along Geary Boulevard didn’t just catch our attention in March, but the attention of Petco as well, the formula retail at which the ordinance was aimed:

Petco sent a letter to Mar and the City Attorney’s Office calling the proposal illegal. "We believe the proposed ordinance exceeds the city’s police power, infringes on the project sponsor’s equal protection rights and, if enacted, would be invalid under federal and state law," said the letter from Andrew Junius, of the Rueben and Junius law firm, which is representing Petco.

Despite Petco’s legal questions, the bill moved forward in the legislative process with a unanimous vote of support from the Small Business Commission on May 9. "I don’t know if it’s going to get all the way to the Supreme Court ... to find out if it’s legal or not," commission President Luke O’Brien said. "I don’t think that we are going to turn this down because we are afraid that it’s not legal. I think we’ll take our chances on that."

City Attorney spokesman Jack Song said of the proposed legislation that "we are confident that we will reach an outcome that is legally sound and in the best interests of The City."

∙ Formula Food For You But Not For Fido Along Geary As Proposed [SocketSite]
∙ Petco vows legal fight over effort to ban pet-store chains on Geary [Examiner]

Posted by socketadmin at 7:45 AM | Permalink | Comments (10) | (email story)

May 20, 2011

SF Mayor To CPMC: $108 Million To Approve Cathedral Hill Hospital

From the San Francisco Business Times:

San Francisco Mayor Ed Lee is asking California Pacific Medical Center to pay to play on its proposed $1.7 billion Cathedral Hill hospital project, and $800 million in other major construction projects in the city that require San Francisco permits and approvals.

The mayor wants California Pacific, the city's largest private hospital, to fund $108 million in affordable housing, transit and other community projects in return for the city's OK on the controversial 555-bed hospital.

"We welcome the mayor's statement and thank him for his leadership on this issue," hospital spokesman Kevin McCormack told the San Francisco Business Times early Friday. That said, "We think this is a rather ambitious request of a non-profit hospital trying to meet its legally required seismic obligations."

No word on whether or not Mayor Lee has recently started frequenting the Buck Tavern.

∙ Hospital approval? That will be $108M, S.F. tells California Pacific [Business Times]
∙ CPMC’s Long Range Development Plan Renderings And Draft EIR [SocketSite]
∙ CPMC: Latest Designs, Renderings, And Architecture Review [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (37) | (email story)

May 18, 2011

An Architect’s Nightmare And Discretionary Review Irony

From one of two sisters living at 309-311 Eureka, a two-unit building that has been in their family since 1964 and which the sisters would like to raze, rebuild and reoccupy:

I have lived in the building for the past 19 years and my sister Clare has lived here for most of that time as well in the other unit. Once this project is complete, both Clare and I plan to move back into the new units.

Based on early records from the water department, the building was originally built as a single family home but was converted to 2-units at some point prior to my parent’s ownership. The lower unit is sub-standard. It has low ceilings (only ~7’4), is constantly cold and dark because it has limited access to direct light and also has a tendency for mildew. It is essentially a 4-room basement apartment. There is a huge disparity between the two units in terms of size, with the upper unit being the only one considered a family-sized unit.

In 2007, our family initiated discussions about a project that would enable my sister and I to continue to live in the building with our partners, each in a family-sized unit. During those discussions, the question of whether to pursue a remodel or a demolition came up. We evaluated the reality of modifying the existing building to achieve our goal of 2 family-sized units and recognized that there was nothing of the existing building worth saving.

∙ The foundation, where it exists, is old brick. It would need an entirely new foundation to support any new structure or addition to the existing building.
∙ The ceiling height of the ground floor would need to be elevated, meaning the floor of the upper unit would be moved (and the walls that support that floor).
∙ The ceiling height of the upper unit would be lowered (and the walls that supported that ceiling).
∙ The peaked roof would need to be replaced by a flat roof.

Based on the extent of the changes we needed to make, it seemed likely that the Planning Dept would declare the project a “de facto” demolition, so we chose to file form demolition. This seemed like the honest, practical and above all, safest way to pursue the project.

I know one of the City’s concerns regarding demolition is that it may reduce affordable housing. In this situation, it is the only way that my sister and I can afford to stay in the neighborhood we were born in and the city that we love.

San Francisco’s Planning Department supports both the demolition of the current building and construction as proposed.

Opposing the project, however, are a couple of neighbors, including architect George Hauser whose stated issues include the potential "demolition of a historically significant building," a new building inconsistent "with the character of the neighborhood," and the impact on "a significant tree."

At the heart of the matter, however, appears to be the impact on the "light, air and privacy" on the portion of Hauser’s home at 313 Eureka which was expanded, and to which lot line windows were added, three years ago.

From Mr. Hauser to the owner of 311 Eureka in 2009:

When I was undertaking the design for my remodel at 313 Eureka Street you made me aware that you were contemplating a replacement building at 311. I attempted to engage you in an effort to concurrently design our respective buildings. In the absence of your own resources to advance your thinking about the design for 311 and based on my extensive experience in residential design, I offered to assist you with schematic designs for 311. I did this because I wanted to be assured that our projects would be compatible to the maximum extent possible, especially with respect to the issues of access to light, air and privacy. You refused my offers and I was forced to proceed without the benefit of understanding your specific intentions.

Out of a deference to certain impacts that a vertical expansion of 313 would have had on surrounding properties, including 311, I made some very modest additions to the sides of my property, even though there is substantial unused zoning volume above my existing building. The 311 additions that were permitted and eventually constructed were unopposed by neighbors. Now, 3 years after my project was noticed and after it is 100% complete and occupied by me and my family, you have prepared plans for 311 that take almost full advantage of the 311 permittable zoning envelope, reflect an intention to invest millions of dollars in construction costs and show absolutely no consideration or sensitivity to the design of 311. In fact, you have designed 311 in such a way as to nullify some of the most important features of 313, especially with respect to access to light, air and privacy. I find this approach extremely insensitive, at the very least. The sums of money involved in the proposed 311 project alone warrant the forethought and collaboration I requested of you 3 years ago.

Tomorrow, it’s up to the Planning Commission to decide with whom they’ll side.

∙ 309-311 Eureka Discretionary Review Analysis [sfplanning.org]

Posted by socketadmin at 4:00 PM | Permalink | Comments (88) | (email story)

May 16, 2011

1945 Hyde Street Revised, Rendered, And Ready To Be Approved

The hearing and debate over the proposed redevelopment of the two-story garage at 1945 Hyde Street continues on Thursday with the Planning Department recommending the Planning Commission reject the opposition and approve the project as proposed.

Specifically, the project includes the following alterations: Conversion of the ground floor front to commercial use; the second floor, and rear portion of the ground floor to residential condominiums; insertion of a pedestrian entrance to the residential spaces in the northern arch on Hyde Street; infill of the remaining arches with compatible glazing and a retail entrance; conversion of the blind arch in the first Russell Street bay to a window; conversion of one of the ground floor windows on Russell Street to a vehicular entrance; addition of a penthouse structure set back 12+ feet from the Hyde Street elevation and within the Russell Street parapet; replacement of non‐repairable windows with visually identical units.

As proposed the project will still yield 7 new housing units over ground floor commercial, but the number of proposed parking spaces has been upped from 14 to 17, all unbundled from the dwelling units and with one space proposed for car share.

As the garage currently appears:

And an interesting history of its parking space rents:

The current owner of 1945 Hyde Street purchased the property out of foreclosure in 2009.

∙ 1945 Hyde As Proposed And Opposed In Russian Hill [SocketSite]
∙ 1945 Hyde Street Planning Commission Review Memo [sfplanning.org]

Posted by socketadmin at 4:30 PM | Permalink | Comments (24) | (email story)

Parkmerced Development Agreement Close To Board Vote

With the relocation of existing tenants to new units at existing rents and an agreement to keep new construction replacement units rentals and bound by rental control for the life of the building the two key conditions for Board of Supervisors approval, the Development Agreement to rebuild Parkmerced over the next 30 years appears to be within reach.

Under the Development Agreement, the Developer proposes to increase residential density, provide a neighborhood core with new commercial and retail services, reconfigure the street network, improve and enhance the open space amenities, modify and extend existing neighborhood transit facilities, and improve utilities within the project site.

The project includes the retention of approximately half the existing apartments at the site. The remaining half would be demolished over time, provided these units will not be demolished until the Developer builds new units and relocates the existing tenants into these new units.

Upon completion, approximately 5,679 net new residential units would be added to the project site for a total of 8,900 residential units (1,683 existing-to-be-retained units + 1,538 newly constructed replacement units + 5,679 newly constructed units = 8,900 units). The parties have agreed that the Rent Ordinance, including the rent control provisions, will apply to the 1,538 replacement units.

The project also includes approximately 310,000 square feet of commercial use, 64,000 square feet of recreational/fitness center/community center use, 100,000 square feet of building and property maintenance use, 25,000 square feet of educational use, and newt new off-street parking for up to 6,252 vehicles…

This afternoon San Francisco’s Land Use and Economic Development Committee will review the proposed ordinace approving the Agreement and decide if it's ready for the Board's vote.

∙ Parkmerced's Proposed Urban Design, Open Space, And Sustainability [SocketSite]
∙ Two Big Tests For San Francisco's New Board Of Supervisors [SocketSite]
Development Agreement Ordinance: Parkmerced [sfbos.org]

Posted by socketadmin at 11:30 AM | Permalink | Comments (0) | (email story)

May 12, 2011

Plans To Build Six Stories At 376 Castro Back In Play

It’s been seven years since plans to raze the gas station on the northwest corner of the intersection of Castro, Market and 17th streets was filed with planning, plans which proposed to build a mixed-use building with twenty-four residential units over three thousand square feet of ground floor commercial space and parking underground.

Back in play according to the Eureka! neighborhood newsletter, designs for the proposed six-story building to rise at 376 Castro are a few weeks away from being revealed (or perhaps sooner if any plugged-in tipsters care to leak liberate share some rendering love).

And Castro plaza (and perhaps Lime...) goers take note, while it’s likely to be a few years until anything new starts to rise at 376 Castro, an application to park a Taqueria Quadulupe truck on site for at least a year was approved last week.

∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]
∙ There Goes The Neighborhood... [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (32) | (email story)

May 11, 2011

Super Conforming Limits In San Francisco Set To Expire September 30

From the New York Times with respect to "super conforming" loan limits, part of an economic stimulus bill first passed in 2008:

For the last three years, federal agencies have backed new mortgages as large as $729,750 in desirable neighborhoods in high-cost states like California, New York, New Jersey, Connecticut and Massachusetts. Without the government covering the risk of default, many lenders would have refused to make the loans. With the economy in free fall, Congress broadened its traditionally generous support of housing to a substantial degree.

But now Democrats and Republicans agree that the taxpayer should no longer be responsible for homes valued well above the national average, and are about to turn a top slice of the housing market into a testing ground for whether the private mortgage market can once again go it alone. The result, analysts say, will be higher-cost loans and fewer potential buyers for more expensive homes.

Without a third extension, "super conforming" loan limits up to $729,750 in San Francisco will expire at the end of September. And while President Obama signed the extension last year, it's unlikely he would do so again even if Congress were to pass a bill.

A Federal Housing Administration spokeswoman declined to comment but pointed to the Obama administration’s position paper on reforming the housing market. "Larger loans for more expensive homes will once again be funded only through the private market," it declares.

∙ Federal Retreat on Bigger Loans Rattles Housing [New York Times]
∙ If Lowering Rates Isn’t Working, Perhaps Increasing Limits Will [SocketSite]
∙ Another Year For Super Conforming Limits (Assuming Obama Signs) [SocketSite]

Posted by socketadmin at 1:30 PM | Permalink | Comments (39) | (email story)

CPMC: Latest Designs, Renderings, And Architecture Review

At 5PM tomorrow, San Francisco's Planning Commission will host an informational presentation by California Pacific Medical Center (CPMC) which will "elaborate on the architecture, urban design, and public realm improvements" for five proposed buildings across three CPMC campuses (Van Ness and Geary, St. Luke’s, and Davies).

California Pacific Medical Center (CPMC) is made up of four medical centers in San Francisco, consisting of the California Campus (previously known as the Children’s Hospital of San Francisco), Pacific Campus (previously known as the Pacific Presbyterian Medical Center), Davies Campus (previously Ralph K. Davies Hospital), and St. Luke’s Campus.

Three of CPMC’s four acute-care hospitals (California, Pacific, and St. Luke’s Campus’) must be rebuilt or de-licensed in order to comply with state law about the seismic stability of hospitals. CPMC proposes to consolidate the acute-care services currently located at the California and Pacific Campuses, and locate them at a new medical center at Van Ness Avenue and Geary.

If you can’t make the meeting, you might take a peek at the informational packet which includes the latest color renderings and designs for all five buildings.

∙ CPMC’s Long Range Development Plan Renderings And Draft EIR [SocketSite]
∙ CPMC: Architecture, Urban Design, and Public Realm Improvements [sf-planning.org]

Posted by socketadmin at 12:45 PM | Permalink | Comments (9) | (email story)

May 10, 2011

Two Big Dates For 1255-1275 Columbus This Week

As we wrote in February with respect to 1255-1275 Columbus:

As proposed the existing 15,852-square-foot office building at the intersection of Columbus, North Point, and Leavenworth will be razed and a 54,420-square-foot, mixed-use building with 6,215 square feet of ground-floor commercial space, 20 residential units, and 20 parking spaces will rise eight feet higher in its place (click to enlarge).

While the project is headed for Negative Declaration with respect to its environmental impact, a positive thing if you’re the developer, the project will require variances for the 20 parking spaces, its large commercial space and small rear yard, and from the current prohibition of access to off-street parking from Columbus Avenue.

On Thursday, San Francisco’s Planning Commission is scheduled to vote on the requested variances as well as hear an appeal of the project's aforementioned Negative Declaration.

That being said, having been in default on a $2,630,000 loan for the past year, the parcel is also currently scheduled to be foreclosed upon tomorrow unless the developers' bankruptcy filing successfully delays a courthouse auction once again.

∙ New Construction Along Columbus (1255-1275) As Proposed [SocketSite]

Posted by socketadmin at 12:30 PM | Permalink | Comments (5) | (email story)

Appealing San Francisco's Plan For Housing Growth

With objections and accusations including that the elimination of language requiring "a neighborhood-support community planning process" for planning code changes to further accommodate housing near transit will "make it likely that the efforts of the residents to maintain neighborhood character will be subordinated to the City’s growth objectives," it’s a long list of appellants behind the appeal of San Francisco's plan for housing growth.

The signed appellants include the Pacific Heights Residents Association, the Cow Hollow Association, the Presidio Heights Association of Neighbors, the Jordan Park Improvement Association, the Greater West Portal Neighborhood Association and eight others, all members of San Franciscans for Livable Neighborhoods (SFLN).

Other objections include "changing the definition of “major transit lines,” where infill housing would be encouraged, to include major bus lines running through the city," and the elimination of "the policy basis which maintained density limits designed to protect neighborhood character."

Approved by the Planning Commission in March, the Board of Supervisors will hear the appeal of the plan this afternoon.

∙ It's Two Years Later And Time To Adopt San Francisco’s Housing Plan [SocketSite]
∙ Appeal: 2004-2009 Housing Element Report EIR [sfbos.org]

Posted by socketadmin at 9:30 AM | Permalink | Comments (15) | (email story)

May 6, 2011

Pier 27 Terminal Rendered And Ready For Fiscal Feasibility Vote

With Supervisor Kim casting the sole dissenting vote in the Budget and Finance Sub-Committee, on Tuesday San Francisco’s Board of Supervisors will review the Finding of Fiscal Feasibility for the Port’s Cruise Terminal Project at Pier 27 (click images to enlarge).

The estimated project cost for the terminal is $90,308,846 with the Port having identified $78,393,200 in "various potential funding sources, leaving a shortfall of $11,915,646." The potential funding sources include $15,500,000 in Port Revenue Bonds, $9,122,943 in General Obligation Bonds, and a $6,500,000 contribution from the City’s General Fund.

As proposed the Pier 27 Cruise Ship Terminal Project would be constructed in two phases to accommodate the use of Pier 27 for the 34th America’s Cup from January 2013 to April 2014. The new cruise terminal would open November 2014.

∙ Finding of Fiscal Feasibility: Cruise Terminal Project at Pier 27 [sfbos.org]
∙ James R. Herman Cruise Terminal Project at Pier 27 [sfport.com]
∙ San Francisco's New Cruise Ship Terminal Gets A $3.5M Kick Start [SocketSite]
∙ The Scope Of Development For San Francisco’s First America’s Cup [SocketSite]

Posted by socketadmin at 6:30 PM | Permalink | Comments (17) | (email story)

May 4, 2011

Amber India Aiming For 680 Valencia (And Sidewalk Seating)

With a street front commercial space that’s sat vacant for nearly a decade, tomorrow San Francisco’s Planning Commission will weigh in on the request to convert the entire ground floor of 680 Valencia into a full-service 5,225 square foot Amber India Restaurant with 204 seats indoors and 12 seats outdoors along a modified front facade (click to enlarge).

No word from the residents on the top floor although a neighbor writes and wonders:

The 18th St. and Valencia area has seen a rapid growth in destination bars and restaurants without adequate traffic and parking abatement. A largely residential neighborhood has become noisy in the evenings. People out drinking urinate on my home on a near nightly basis. Thankfully, the rear of my apartment remains relatively quiet.

The proposed restaurant will share a backyard with several large residential buildings, including a facility for seniors. I and several of my neighbors are quiet concerned about increases in noise levels and cooking fumes. During refurbishing of the building the rear area of the building became a shop with power tools running constantly. Given that this business will likely have its busiest times during evenings and weekends it is likely to create a large noise disturbance for residents of this block. How will this business ensure that it will not negatively affect the quality of life of those residents on this block with noise (and odor)?

The Planning Department supports the project with conditions to control noise and odor.

∙ 680 Valencia Street: Amber India Hearing [sfplanning.org]

Posted by socketadmin at 7:30 AM | Permalink | Comments (21) | (email story)

May 3, 2011

A Public Appeal Followed By Closed Door Deliberations For The Board

The appeal of Planning's approval to rebuild upon the contentiously cleared lot at 1268 Lombard Street continues this afternoon with another public hearing in front of San Francisco's Board of Supervisors today at at 4pm.

After the public hearing, and as a plugged-in reader long ago reported to expect, the room will most likely be cleared and the doors closed for a private session with the City Attorney to discuss "threatened litigation, potentially arising out of the proposed Parkmerced Development Project, where City may be either defendant or plaintiff in at least one case in either instance."

After the closed door session, the Board will vote on whether or not to disclose what was discussed.

∙ Appealing Planning's Approval To Willfully Rebuild 1268 Lombard [SocketSite]
∙ Proposed Plans For The Nearly "Historic" House Lot At 1268 Lombard [SocketSite]
∙ The "Resourceful" Demolition Of A Historic Resource? (1268 Lombard) [SocketSite]
∙ San Francisco Board of Supervisors Agenda: 5/3/11 [sfbos.org]
∙ Two Big Tests For San Francisco's New Board Of Supervisors [SocketSite]
∙ Parkmerced's Proposed Urban Design, Open Space, And Sustainability [SocketSite]

Posted by socketadmin at 10:40 AM | Permalink | Comments (1) | (email story)

April 29, 2011

Inner Mission North Survey Says…Thirteen Historic Districts

Next week, San Francisco's Planning Department will formally present the results of their Inner Mission North Survey to San Francisco's Historic Preservation Commission with a motion to adopt, modify or disapprove their findings.

The study area was designed "to encompass the portion of the Mission District that was directly affected by the 1906 Earthquake and Fires and that was physically rebuilt in the decades that followed the disaster" and covered the 30 square blocks generally bounded by Duboce Avenue and Market Street to the north; 20th Street to the south; Folsom Street and Shotwell Street to the east; and Dolores Street to the west.

The survey documented approximately 2,009 individual properties that are located within the survey area, and included assessments of historic/non-historic statuses for approximately 1,745 individual properties that are at least 50 years of age and that are located within the survey area.

The survey identified a total of 824 properties as eligible for listing in the California Register and/or National Register (including individually eligible properties and/or contributors to eligible historic districts). The survey also identified a total of 921 properties as not eligible for listing in the California Register and/or National Register.

The survey included identification and assessment of groupings of thematically related historic properties that appear to comprise thirteen (13) eligible historic districts.

The thirteen eligible historic districts, four of which are already in place and a number of which are refinements or replacements to districts previously adopted:

1. 16th and Valencia Streets Post-Fire Historic District
2. Capp and Howard Streets Mid-Block Fire Line Historic District
3. Guerrero Street Fire Line Historic District
4. Hidalgo Terrace Historic District
5. Inner Mission North Boulevards and Alleys Reconstruction Historic District
6. Lexington and San Carlos Streets Reconstruction Historic District
7. Mission Miracle Mile 19th to 20th Streets Historic District
8. Mission Miracle Mile at 17th Street Historic District
9. Ramona Street Historic District
10. South Van Ness Avenue-Shotwell-Folsom Streets Historic District
11. Sycamore Street Reconstruction Historic District
12. Wilhelm’s Reconstruction Bungalows Historic District
13. Woodward Street Romeo Flats Reconstruction Historic District

∙ Inner Mission North Historic Resource Survey [sf-planning.org]

Posted by socketadmin at 4:00 PM | Permalink | Comments (11) | (email story)

April 25, 2011

800 Presidio Avenue Refined And Re-Rendered

The renderings have been refined, the views from the court should be rather fan-tastic, and on Thursday San Francisco’s Planning Commission is scheduled to vote on the proposed new Booker T. Washington Community Services Center at 800 Presidio Avenue.

The project proposes to construct a state-of-the-art community facility space to support BTWCSC’s programs (which are targeted at at-risk youth), a gymnasium, and 50 units of housing, of which 24 units are affordable to low income households and 24 units are for low and very low income transitional age youth.

The approximately 68,206 gross square foot (gsf) mixed-use building would contain a 7,506 gsf, 175-seat gymnasium, 11,529 gsf of program space, a 1,691-sf child care center for 24 children, up to 50 units of affordable housing with supportive service space, building storage, and a basement garage containing 21 off-street parking spaces.

The Planning Department recommends approving the project (with a few conditions). And once again, the site and center as they currently appear:

∙ The Grand Plans For 800 Presidio Avenue As Proposed [SocketSite]
∙ 800 Presidio Avenue Request for Conditional Use Authorization [sfplanning.org]

Posted by socketadmin at 3:00 PM | Permalink | Comments (10) | (email story)

It’s Time To Talk About Closing Down Mason For Reals (And Reading)

With the master plan for the proposed Joe DiMaggio Playground and North Beach Branch Library razing and rebuilding approved by San Francisco’s Planning Commission last week, the ordinance "ordering the vacation of the one block portion of Mason Street between Lombard Street and Columbus Avenue" is on the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon.

The tentatively scheduled date for the Board of Supervisors to hear from "all persons interested in the proposed vacation of said public right-of-way" and then vote is June 7.

∙ North Beach Branch Library: No Landmark Status For You! [SocketSite]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]
∙ Joe DiMaggio Playground Master Plan Mason Street Vacation [sfbos.org]
∙ Land Use and Economic Development Committee Agenda: 4/25/11 [sfbos.org]

Posted by socketadmin at 12:15 PM | Permalink | Comments (14) | (email story)

April 22, 2011

55 Laguna Back In Play

While a joint venture between Barker Pacific Group, Luzzatto Co. and Lion Real Estate Group has acquired A.F. Evans $300 million affordable housing portfolio, according to the San Francisco Business Times, Atlanta-based Wood Partners is in negotiations to acquire and revive A.F. Evans Board approved development at 55 Laguna Street.

∙ Barker Pacific bites into A.F. Evans’ portfolio [Business Times]
∙ Wood Partners eyes housing prize: 55 Laguna St. [Business Times]
∙ Local Housing Developer AF Evans Files For Bankruptcy Protection [SocketSite]
∙ 55 Laguna: The Plugged-In (And A.F. Evans) Development Update [SocketSite]
∙ 55 Laguna: Approved On Appeal And In Front Of San Francisco’s BOS [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (1) | (email story)

Planning Commission Approves Treasure Island Redevelopment Plan

By a vote of 4-3 with commissioners Moore, Olague and Sugaya voting against, the proposed redevelopment plan for Treasure Island was approved by San Francisco’s Planning Commission last night. Next stop, San Francisco’s Board of Supervisors and a more than likely appeal of the project's Environmental Impact Report (EIR).

∙ The Draft Plan For 550 Acres In The Middle Of San Francisco's Bay [SocketSite]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (19) | (email story)

April 21, 2011

353 San Jose: Poised For Redevelopment (And Planning’s Purview)

The proposed demolition of the small single-family home at 353 San Jose and development of a three story, four-unit multifamily dwelling in its place is poised to be formally approved by San Francisco’s Planning Commission this afternoon.

Originally heard by the Commission in December, and with a design that was actually approved in March, a vote on the proposed project was twice continued to allow the Project Sponsor an opportunity to "alter the design of the Proposed Project in accordance with the direction given by the Planning Commission."

Three points of the Commission’s direction which probably wouldn’t have caught many by surprise: 1. The design must be more responsive to the surrounding context; 2. The Proposed Project should provide additional setback or notching to reduce mass; and 3. The Proposed Project should not exceed three stories in scale.

Two points of direction which might have made sense but perhaps seemed beyond the Commission’s purview: 1. The internal circulation should be reconsidered to eliminate inefficiencies; and 2. The units should be redesigned to meet the needs of a family with elderly members, with respect to physical accessibility.

Regardless, the developer addressed all five.

∙ 353 San Jose Mandatory Discretionary Review [sfplanning.org]

Posted by socketadmin at 11:45 AM | Permalink | Comments (1) | (email story)

April 19, 2011

Appealing Planning's Approval To Willfully Rebuild 1268 Lombard

Amongst the items on the agenda for San Francisco’s Board of Supervisors this afternoon, an appeal of the Planning Commission’s approval to construct four new units at 1268 Lombard Street, a Russian Hill cottage lot with a controversial recent past.

∙ San Francisco Board of Supervisors Agenda: 4/19/11 [sfbos.org]
∙ Conditional Use Appeal: 1268 Lombard Street [sfbos.org]
∙ Proposed Plans For The Nearly "Historic" House Lot At 1268 Lombard [SocketSite]
∙ 1268 Lombard Losing Its Battle Against The Granite Wrecking Crew [SocketSite]
∙ The "Resourceful" Demolition Of A Historic Resource? (1268 Lombard) [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (7) | (email story)

April 18, 2011

Nuances Of Being A Nuisance (Versus Simply Illegal)

Amongst the items on the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, an ordinance which would "declare the illegal dumping of debris and waste construction materials or industrial materials, or of more than 100 pounds of any other waste, refuse, or debris, on public property to be a public nuisance" and as such "permit the City and County of San Francisco to collect civil penalties, costs of abatement, investigation, and attorneys' fees against the individuals or entities responsible for the dumping."

∙ Land Use and Economic Development Committee Agenda: 4/18/11 [sfbos.org]
∙ Declaring Illegal Dumping on Public Property a Nuisance [sfbos.org]

Posted by socketadmin at 11:15 AM | Permalink | Comments (8) | (email story)

April 15, 2011

OMG! ODC Connected Appeal Of 17th And Folsom Park Is Withdrawn

As a few plugged-in readers report, the appeal against the proposed park at 17th and Folsom which was filed by a board member and past President of the neighboring ODC Dance Center (which is building a new center cater-corner to the park), has been withdrawn.

∙ Parking Not Parks! (A Less Popular Mission District Bumper Sticker) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | (email story)

April 14, 2011

More Than Meets The Eye Behind The Opposition To 350 Mission?

A plugged-in reader reports with respect to the proposed tower at 350 Mission:

Shorenstein via Tom Hart also showed up at the Commission to oppose the project. Some dirty pool going on for sure.

∙ Comments: 350 Mission Appeal Take Two And Telling Board Vote(s) [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | (email story)

April 13, 2011

Parking Not Parks! (A Less Popular Mission District Bumper Sticker)

As proposed, the 219-space surface are parking lot on the north side of 17th Street between Folsom and Shotwell will be subdivided with 26,625 square feet remaining for parking and a 34,300-square-foot neighborhood park rising on the rest.

Supported by Planning which determined the project did not warrant a full Environmental Impact Report (EIR), an appeal of Planning's decision will be heard by San Francisco's Planning Commission tomorrow. In the words of the appellant:

The project will cause 124 parking spaces will be lost in a parking lot that is 90% + capacity a majority of time during the workweek and serves as a vital resource to neighborhood health organizations, arts organizations and small and medium sized businesses.

The review documents have not described the usage of the parking lot, capacity or any alternatives other than existing public transit options. In fact, at a meeting held with the Municipal Transportation Agency in June 2010, there was indication that the neighborhood would have other projects that would further reduce supply of an increasing demand for parking spaces. This includes the consolidation of bus routes, the narrowing of Folsom street with wider sidewalks, a proposed bike lane along 17th Street.

This is all in an area where demand for parking has continuously increased as the neighborhood has become safer, the home to more small businesses and provides more health care, arts access and community outreach resources to the Mission neighborhood.

The parking lot is currently used by:
1. UCSF staff
2. Doctors, nurses and staff of the Mission Neighborhood Health Center, which draws medical professional staff at below market wages who are willing to work there due to the convenience and sponsorship of parking. Elimination of these available spaces could have a significant negative impact on the retention and attraction of needed medical expertise to provide health care services to Mission neighborhood residents. More than 10,000 people are served by the center each year and many of those use that parking lot as well. The parking lot is used day and night usage is expanding.
3. ODC students, teachers, staff and audience members including more than 25,000 theatre attendees, 13,000 individual students and lOOs of artists and staff members. As with the health center, usage is all day and increasing at night.
4. More than 100 small businesses are located within a full one block radius of the parking lot. Many of those have employees and customers who use that parking lot.

Elimination of more than half of the parking spaces alone, not to even consider the cumulative reduction of parking in the area due to other projects, will be detrimental to health care, arts, community outreach, businesses and employment in a low and moderate income neighborhood. As the Certificate of Determination states, people will initially circle for parking-and then ultimately give up without getting access to health care, arts and / or forcing businesses to reduce staff or close.

And while the appellant also cites concerns with respect to the cost of maintaining the park and its safety during a time of budgetary woes for San Francisco, the Planning department recommends the Commission uphold their support for the park.

∙ Preliminary Mitigated Negative Declaration for 17th and Folsom Park Appeal [sfplanning]
∙ Proposed Park Site at 17th and Folsom

Posted by socketadmin at 8:30 AM | Permalink | Comments (37) | (email story)

April 11, 2011

350 Mission Appeal Take Two And Telling Board Vote(s)

Continued from the Board of Supervisor’s meeting on March 29 along with the appeal of the proposed Park Merced project which as a plugged-in reader reports was "punted to a closed session hearing on May 24," tomorrow the appeal of the Environmental Impact Report (EIR) for the proposed 350-foot commercial tower at 350 Mission is back in front of San Francisco’s new Board of Supervisors for a telling (how they) vote.

Also on tomorrow’s Board agenda, a vote on the Mission District Streetscape Plan which the Land Use Committee recommends passing.

∙ Two Big Tests For San Francisco's New Board Of Supervisors [SocketSite]
∙ Parkmerced's Proposed Urban Design, Open Space, And Sustainability [SocketSite]
∙ EIR Today, Heald Gone Tomorrow At 350 Mission As Proposed [SocketSite]
∙ San Francisco Board of Supervisors Agenda: 4/12/11 [sfbos.org]
∙ Mission District Streetscape Plan Close To Committee Adoption [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (10) | (email story)

A Timely Good Samaritan Rent Ordinance As Proposed

Amongst the items on the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, another informational hearing on the proposed redevelopment of Treasure and Yerba Buena Islands and a proposed "Good Samaritan Base Rent" ordinance which would apply to the emergency dislocation of a tenant.

[The proposed ordinance would] provide for temporary Good Samaritan base rent when a landlord and new tenant agree for the tenant to commence occupancy following an emergency such as fire or earthquake or landslide that required unexpected vacation of the tenant's previous unit, and the agreement includes a reduced rent rate for up to the first three hundred sixty-five (365) days of occupancy (Original Good Samaritan Status Period); initial base rent for purposes of calculating annual CPI increases per Section 37.3 shall be the rent payable upon expiration of the Original Good Samaritan Status Period, or upon expiration of any Extended Good Samaritan Status Period as agreed by the landlord and tenant in writing, for a total of no more than 730 days of Original and Extended Good Samaritan Status days combined; Good Samaritan status may be utilized only upon written certification by a specified City Official, that identifies the emergency and the resulting unit vacation on grounds of public health, safety, and habitability.

With respect to Treasure Island, we’re assuming the Good Samaritan ordinance would apply in the case of tsunamis as well.

∙ Land Use and Economic Development Committee Agenda: April 11, 2011 [sfbos.org]
∙ Good Samaritan Base Rent Following Emergency Dislocation of Tenant [sfbos.org]
∙ The Draft Plan For 550 Acres In The Middle Of San Francisco's Bay [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (33) | (email story)

April 7, 2011

Executive Park: From Office Park To Neighborhood As Long Proposed

One of the big items on the agenda for San Francisco’s Planning Commission this afternoon, General Plan, planning code, and zoning map amendments for the 70-acre site adjacent to Candlestick Point known as Executive Park.

The Executive Park area is divided into three subareas generally defined by property ownership and phase of entitlement. The central area includes three office buildings (approximately 307,000 gross square feet) and expansive surface parking. Two areas to the north and northeast of the office park are being developed for residential use. Signature Properties is developing the portion of Executive Park directly north of the office park, and when complete, will consist of approximately 450 dwelling units, and 14,000 square feet of retail. The Signature Project includes three podium buildings (between the heights of 60 and 90 feet tall) and a series of joined townhouse structures. At this point, only one podium building has been built along with roughly half of the planned townhouses. An expansive natural open space along the hillside has been improved in conjunction with the Signature development; it includes a public trail to a hilltop lookout.

To the northeast of the office development is another residential development being constructed by Top Vision. Five buildings consisting of roughly 300 units have been constructed, three of which sit atop a hilltop embankment overlooking Harney Way and the Candlestick Point State Recreation Area (CPSRA). A final phase for Top Vision has been approved for an addition 465 dwelling units upslope from the existing buildings which has not yet been constructed. These units would be within podium buildings and a 160‐foot residential tower.

In the works since 2006, the proposed amendments would allow the two sponsoring development groups, Universal Paragon and Yerby, to raze and redevelop the central office components of Executive Park as 1,600 housing units, 70,000 square feet of retail, and roughly 2,400 parking spaces with buildings rising between 65 and 240 feet tall.

Also on the Commission’s agenda this afternoon as plugged-in people know, the hearing to review the Environmental Impact Report for the proposed 25-35 Dolores street project.

∙ Executive Park: Proposed Plan, Code and Zoning Amendments [sfplanning.org]
∙ 25-35 Dolores Development Hits Precedence Setting Resistance [SocketSite]
∙ The Plans For 25-35 Dolores Street (S&C Ford Garage) As Proposed [SocketSite]
∙ JustQuotes: Highrise Housing (And More) For Candlestick Point [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (2) | (email story)

April 6, 2011

The Designs For The Lot At 2401 16th Street As Proposed

Amongst the items on San Francisco’s Historic Preservation Commission’s agenda this afternoon, the proposed re-development of the "L" shaped parking lot and ad hoc addition to the corner "Double Play" building at 2401 16th Street.

The proposed project is the retention of the existing [three-story corner building which was constructed in 1909], the demolition of the existing 13-foot-tall, 1,130-square-foot horizontal addition that was constructed in 1992, and the construction of a four-story, 40-foot-tall, 23,048-square-foot, residential building containing 12 residential units and 12 ground-floor parking spaces with ingress and egress from Bryant Street.

UPDATE: With respect to a reader's question as to why they're proposing to build around the three-story building on the corner, or at least in part: "The [corner building] appears eligible for the California Register as an individual property for its association with the San Francisco Seals, San Francisco’s Pacific Coast League baseball team from 1944 until 1957."

∙ San Francisco Historic Preservation Commission Agenda: 4/6/11 [sf-planning.org]
∙ 2401 16th Street Request for Review [sfplanning.org]

Posted by socketadmin at 1:00 AM | Permalink | Comments (22) | (email story)

April 5, 2011

Twitter Central Market/Tenderloin Tax Break Vote This Afternoon

The proposed ordinance "amending Article 12-A of the Business and Tax Regulations Code by adding Section 906.3 to establish a payroll expense tax exclusion for businesses located in the Central Market Street and Tenderloin Area," unfortunately better known as the Twitter Tax Break, is on the agenda for San Francisco’s Board of Supervisors this afternoon.

The proposed payroll tax exclusion would be in effect for eight years although any one company could only claim the benefits for six. And the exclusion only applies to the payroll taxes on net new hires, a company’s current payroll tax expense would be frozen for the duration of their benefit period. In the case of Twitter, their payroll tax would be frozen at roughly $535,500 per year (350 employees and an average annual salary of $102,000).

To address Twitter’s "concerns regarding public safety, transportation, and neighborhood conditions" in the area, the City has also agreed to expand the Mid-Market police foot patrol boundary a block from 9th to 10th street and provide a express service 47A bus line between the Caltrain Station and the Civic Center BART Station at 9th and Market during prime commuting hours at a cost of approximately $234,000 per year.

∙ Twitter Intent On Moving To Market Square Assuming Tax Break [SocketSite]
∙ Payroll Expense Tax Exclusion in Central Market Street and Tenderloin Area [sfbos.org]
∙ San Francisco Board of Supervisor’s Agenda: 4/5/11 [sfbos.org]

Posted by socketadmin at 8:15 AM | Permalink | Comments (31) | (email story)

April 4, 2011

Mission District Streetscape Plan Close To Committee Adoption

With amendments emphasizing pedestrian safety and comfort, usable public space, and public transportation, this afternoon San Francisco’s Land Use and Economic Development Committee will likely vote on an ordinance amending San Francisco’s General Plan to adopt, and set the shovels in motion for, the Mission District Streetscape Plan.

∙ General Plan Amendment - Mission District Streetscape Plan [sfbos.org]
∙ Mission District Streetscape Project: Final Plan And Declaration [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (54) | (email story)

A Call For Private Review Of Developer's Public Art

"A 25-year-old mandate requires that developers with large projects in the Financial District and along upper Market Street must spend at least 1 percent of their total construction budget on public art. But Luis Cancel, The City’s director of cultural affairs, believes there is insufficient aesthetic oversight of this spending.

Without providing specific examples of what he regards as subpar work, Cancel said there is support on the San Francisco Arts Commission for requiring developers to obtain that body’s approval before commissioning public art. Today, the commission will consider such a proposal from its staff."

∙ San Francisco may oversee downtown developers' art selections [SFExaminer]
∙ San Francisco Arts Commission Agenda: April 4, 2011 [sfgov3.org]

Posted by socketadmin at 7:15 AM | Permalink | Comments (20) | (email story)

March 31, 2011

Giant Value Housing Or Headache To Come In The Mission?

Having purchased the fully entitled housing site at 1800 Van Ness last year for $4.25 million, Oyster Development is now in contract to purchase the Giant Value store at 2558 Mission Street which hasn’t been entitled for development but was targeted for almost a hunderd housing units over 14,000 square feet of retail by seller Gus Murad.

From J.K. Dineen at the San Francisco Business Times:

The site has long been one of the most contentious in the Mission, if not the entire city. It has faced strong opposition from groups like the Mission Anti-Displacement Coalition, which fights market-rate housing development and anything that it regards as gentrification. The group has particularly targeted Murad, an ally of former Mayor Gavin Newsom whose restaurant has been a popular gathering place for elected officials.

Murad bought [the adjacent New Mission Theater] and the Giant Value store from City College of San Francisco in 2005 for $4.35 million. Last year he went into default on a $2 million loan to CCSF, the junior lender on the property. A trustee sale was scheduled for March 22, but that has now been cancelled, according to [Oyster President Dean Givas].

Murdad, who owns Medjool and had a Noe Valley home on the market last year, didn’t sell his stake in the theater which he hopes to redevelop "into an entertainment complex with movies, music and dining."

∙ Copy That, 1800 Van Ness/1754 Clay Street Site Sells For $4.25M [SocketSite]
∙ Oyster tries to crack Mission [San Francisco Business Times]
∙ A Medjool Of A Modern Noe Valley Home (767 27th Street) [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (16) | (email story)

March 29, 2011

Two Big Tests For San Francisco's New Board Of Supervisors

San Francisco’s new Board of Supervisors will hear and vote on the appeals against certifying the Environmental Impact Reports (EIR's) for two big developments in San Francisco this afternoon, first the proposed 350-foot tower at 350 Mission and then the proposed redevelopment of Parkmerced.

The EIR’s for both projects were passed by San Francisco’s Planning Commission prior to the election of the four newest members of San Francisco’s Board of Supervisors.

∙ San Francisco Board of Supervisors Agenda: 3/29/11 [sfbos.org]
∙ 350 Feet At 350 Mission (And San Francisco’s Planning Commission) [SocketSite]
∙ Parkmerced's Proposed Urban Design, Open Space, And Sustainability [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (19) | (email story)

March 28, 2011

More Green For The Red And Gold And New Urban Agriculture Rules

Amongst the items on the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon: Another informational hearing on the on the proposed Parkmerced Project, a planning code amendment related to urban agriculture, and a $12,852,000 settlement between the City of San Francisco and the San Francisco Forty Niners in the form of rent credits, rent reductions, and $3,000,000 in stadium improvements to settle a claim over the current state of Candlestick Park.

∙ Land Use and Economic Development Committee Agenda: March 28, 2011 [sfbos.org]
∙ Parkmerced's Proposed Urban Design, Open Space, And Sustainability [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (0) | (email story)

March 24, 2011

It's Two Years Later And Time To Adopt San Francisco’s Housing Plan

It’s been almost two years since we first plugged our readers in to San Francisco’s Housing Element Report. As we wrote at the time, San Francisco's big picture (click to enlarge) housing pipeline was as so:

∙ 156 projects with 6,510 housing units are currently under construction
∙ 168 projects representing 2,850 units have received a building permit
∙ 316 projects representing 4,480 units have applied for a building permit
∙ 92 projects representing 6,200 units have been approved by the Planning Department
∙ 130 projects representing 34,750 units have filed for Planning Department approval

In total, 54,790 new housing units were under construction, on the boards or under consideration to be built in San Francisco over the long-term.

The challenge, an estimated 31,000 new units, "60% of which should be suitable for housing for the extremely low, very low, low and moderate income households," will be needed in San Francisco to meet projected demand in the nearer-term.

The evening at 6pm San Francisco’s Planning Commission will review and vote on the adoption of the report’s objectives and policies, a report which is a treasure trove of San Francisco facts and figures for the real estate obsessed.

Oh, and did somebody say density?

∙ San Francisco’s Housing Pipeline And 2009 Housing Element Report [SocketSite]
∙ San Francisco Housing Element: Data and Needs Analysis | Objectives and Policies
∙ The Next Era In San Francisco’s Development: It’s All About Density [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (19) | (email story)

March 23, 2011

524 Howard: Approved Twenty-Two Years Ago And Still A Lot Today

In 1989 San Francisco’s Planning Commission first approved the entitlements for a 311-foot tall, 23-story building to be built at 524 Howard Street with 199,965 gross square feet of office space, 4,500 square feet of retail space, 14,000 square feet of off-street parking, and 4,218 square feet of publicly-accessible open space.

Ten years later the Planning Commission re-authorized a slightly reconfigured building for which the project sponsors never pursued the necessary permits. And in in 2005, the Planning Commission approved a Conditional Use Authorization to operate a temporary surface parking lot on the site, authorization for which expired in 2007.

Since 2007, "the sponsor has not diligently pursued the necessary building permit approvals or otherwise sought to complete the project" and the existing parking lot has been operating without authorization. Tomorrow, the Commission will consider a request to re-authorize use of the site as a parking lot for another two years.

At the same time, the Commission will also hear an overview of the entitlement history for 524 Howard, after which "the Commission may wish to provide feedback to Department staff as to whether a future public hearing should be scheduled to consider revocation or extension of the previous approvals for office development at 524 Howard Street."

Keep in mind that San Francisco’s Planning Code states, "Construction of an office development shall commence within eighteen (18) months of the date the project is first approved. Failure to begin work within that period, or thereafter to carry the development diligently to completion, shall be grounds to revoke approval of the office development."

That being said, citing a "downturn in the economy which led to a high office vacancy rate and difficulty in obtaining commercial financing for new construction" in 2002, San Francisco’s Planning Commission has since been operating under a policy of monitoring, but not seeking to revoke, approvals for projects which have exceeded their construction commencement date.

In 2009 the Commission reaffirmed the policy they adopted in 2002, but we might argue that commercial conditions south of Market in San Francisco have changed a bit since.

∙ 524 Howard: Request for Parking Lot Conditional Use Authorization [sfplanning.org]

Posted by socketadmin at 1:30 PM | Permalink | Comments (9) | (email story)

March 22, 2011

Officials To Investigate Alleged Hunters Point Collusion And Cover Up

"Federal and city officials announced Monday they would investigate new allegations that government staff colluded with developer Lennar Corp. to cover up health risks associated with the redevelopment of the Hunters Point Naval Shipyard in San Francisco.

The U.S. Environmental Protection Agency and the San Francisco Department of Public Health announced their investigations after Bayview neighborhood activists on Monday released emails from 2006 to 2009 in which officials asked the developer and its consultants to help draft public statements about the safety of dust kicked up by the controversial building project.

San Francisco’s Board of Supervisors approved much of the sprawling redevelopment plan last year after receiving assurances from federal and local officials that it was safe, despite toxic compounds, radioactive contamination and naturally occurring asbestos in swaths of the shuttered shipyard’s soil. A 75-acre outlying chunk of the project area was transferred to Lennar in 2005, but the construction of homes has not yet begun."

∙ Emails Reveal Alleged Cover-Up of Environmental Risks at Hunters Point [baycitizen.org]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ Emails Between EPA and San Francisco Health Department Officials [amazonaws.com]
∙ Hunters Point Redevelopment Plan For 10,500 New Units Approved! [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (6) | (email story)

March 21, 2011

25-35 Dolores Development Hits Precedence Setting Resistance

As plugged-in people know, the proposed and far from approved development of 25-35 Dolores would result in the demolition of the two 25-foot-tall "S&C Ford" commercial garages and the construction of a four-story, 40-foot-tall, residential building with 47 units and below-grade parking for 40 in their place.

As we first noted in July when the project's Draft Environmental Impact Report (DEIR) was released, while characterized as potentially cost prohibitive by the developer, an "Alternative B" design for the project would preserve the existing facades in the name of preservation but only yield 18 units and parking spaces versus the 47 and 40 as proposed.

Since the publication of the project's DEIR, San Francisco’s Historic Preservation Commission has come to the conclusion that 25 and 35 Dolores are eligible for both the National and California Registers of historic resources. And California’s State Historic Preservation Officer has weighed in as well:

My office is concerned that the City of San Francisco may be setting a disturbing precedent with the demolition of the resources at 25-35 Dolores Street. Within the DEIR the buildings were determined eligible for the California Register by the Planning Department’s preservation specialist while the Frederick Knapp Architects Report concluded that the two Buildings retained their integrity as historic resources.

The City of San Francisco has a legal obligation to comply with [California Environmental Quality Act's (CEQA's)] procedural and substantive mandates, and moreover, as a lead agency, "to identify the significant effects on the environment of a project, to identify alternatives to the project, and to indicate the manner in which those significant effects can be mitigated or avoided." The California Appellate courts have held that a demolition is an adverse impact that cannot be mitigated below a level of significance.

My office is concerned that the Planning Department’s use of the Historic American Building Survey (HABS) documentation as a mitigation measure sets a dangerous precedent and is a misuse of the HABS standards. As the DEIR states, HABS documentation "would reduce the Impact CP-1 [demolition], but not to a less-than-significant level." For the purposes of CEQA HABS documentation is clearly inadequate as mitigation for demolition of a historic resource.

Given the alternatives provided in the DEIR my office would prefer the adoption of Alternative B: Preservation Alternative, or another similar alternative. Although Alternative B, "could be financially prohibitive," this alternative would not demolish the resources and would also restore them in compliance with the Secretary of the Interior’s Standards. With CEQA’s stated purpose to, "Prevent significant, avoidable damage to the environment by requiring changes in projects through the use of alternative or mitigation measures when the governmental agency finds the changes to be feasible," we encourage the Planning Department to adopt Alternative B or a similar preservation alternative for the 25-35 Dolores Street project.

The Planning Commission hearing to review the 25-35 Dolores street Environmental Impact Report is currently scheduled for April 7, 2011.

And in terms of precedence, keep in mind that a number of other proposed projects in San Francisco, including those for the Fairmont Hotel and North Beach Library, have proposed the use of HABS as a mitigation measure for the demolition of historic resources as well.

∙ The Plans For 25-35 Dolores Street (S&C Ford Garage) As Proposed [SocketSite]
∙ 25-35 Dolores Street DEIR Comments and Responses [sfplanning.org]
∙ Fairmont Hotel Plans Front And Center And Up For Approval Thursday [SocketSite]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (69) | (email story)

March 17, 2011

45 Lansing Take Two: Latest Renderings And Smaller Units Proposed

Having purchased the plot of land at 45 Lansing from Turnberry which had entitled and targeted the parcel for 227 uberluxury housing units, this afternoon San Francisco’s Planning Commission will review the new developer's proposal for increasing the number of units in the building to 320.

While the building height would remain the same at 400 feet, the number of studios would increase from 3 to 99, one-bedrooms would drop from 111 to 93, two-bedrooms would increase from 77 to 128, and all 36 three-bedrooms would be eliminated. Average unit size would fall from 1,225 to 915 square feet.

As re-proposed, the number of parking spaces for cars would increase from 227 to 265 while spots for bicycles would be bumped from 69 to 93. And with respect to the butterflies, the Pollinator Garden will be maintained until start of building construction, as early as the end of this year.

∙ 45 Lansing Site In Contract, No Imminent Eviction For The Bees
∙ True Luxury Condos At 45 Lansing? [SocketSite]
∙ 45 Lansing Street Request to modify and re-entitle [sfplanning.org]
∙ 45 Lansing: Busy As For The Bees As Another Extension Is Expected [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (46) | (email story)

March 16, 2011

802, 804 & 808 Steiner As Revised And Proposed Below Postcard Row

Plugged-in people have long known about the plans and original designs (which have since been revised, see the latest rendering below) for three new construction homes on Steiner behind 940 Grove and down the street from San Francisco’s historic Postcard Row.

Once again, the proposed project would demolish the non-historic portions to the north of 940 Grove (which would be renovated for single-family use) and build three new four story single-family houses to be known as 802, 804 and 808 Steiner.

Today, San Francisco’s Historic Preservation Commission will review the proposal which the Planning Department recommends for approval on the conditions that the developer "continue to work with Planning Department Preservation staff on the final design details" and "submit samples of all exterior materials to the Planning Department Preservation staff for review and approval prior to the issuance of any architectural addenda."

∙ A Future Postcard Row: Three Houses That Don’t Yet Exist [SocketSite]
∙ The Designs For Three New Houses Below SF's Historic Postcard Row [SocketSite]
∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]
∙ 940 Grove Street Historic Preservation Commission Hearing Packet [sfplanning.org]

Posted by socketadmin at 10:00 AM | Permalink | Comments (103) | (email story)

March 14, 2011

Formula Food For You But Not For Fido Along Geary As Proposed

It’s a relatively quiet day for San Francisco’s Land Use and Economic Development Committee with only two items on its regular agenda, a resolution related to proposed water pipelines and another informational hearing on the proposed Treasure Island/Yerba Buena Island Redevelopment Project.

In terms of legislation in the works, the item headline that couldn’t help but catch our eye: Prohibiting Formula Retail Pet Supply Stores in the Geary Boulevard Fast Food Subdistrict.

∙ Land Use and Economic Development Committee Agenda: 3/14/11 [sfbos.org]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Prohibiting Formula Retail Pet Supply Stores Along Geary [sfbos.org]

Posted by socketadmin at 9:00 AM | Permalink | Comments (8) | (email story)

March 11, 2011

Notice Of Default Filed For CityPlace Parcels

Five parcels along Market Street between 5th and 6th Streets have been hit with Notices of Default (NOD's) including 935-939 Market, 943 Market, and 949-961 Market.

If that stretch of Market sounds familiar, it should. For as plugged-in people know, and PropertyShark catches, those parcels comprise the site of the proposed and approved CityPlace development.

Apparently Connecticut-based Commonfund Realty, which partnered with San Francisco based Urban Realty on the CityPlace development, "has stopped investment in real estate projects as it seeks to restructure a $1 billion fund that lost most of its value."

As best we can tell there’s approximately $36 million of cross collateralized debt on the three parcels and it’s a $9,680,000 note from 2007 which filed the notice of default.

∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]
∙ Foreclosure Proceedings Started Against City Place Site in San Francisco [PropertyShark]
∙ CityPlace EIR Approved Appealed Approved! [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (21) | (email story)

March 8, 2011

1945 Hyde As Proposed And Opposed In Russian Hill

Built in 1920, the two-story and 19,739 square foot parking garage at the corner of Hyde and Russell contains 58 parking spaces. As proposed, the Russian Hill garage would be expanded by a floor and converted into a seven-unit residential project with fourteen parking spaces and a ground floor commercial space of approximately 860 square feet.

Specifically, the project includes the following alterations: Conversion of the ground floor front to commercial use; the second floor, and rear portion of the ground floor to residential condominiums; insertion of a pedestrian entrance to the residential spaces in the northern arch on Hyde St; infill of the remaining arches with compatible glazing and a retail entrance; conversion of the blind arch in the first Russell St bay to a window; conversion of one of the ground floor windows on Russell St to a vehicular entrance; addition of a penthouse structure set back 12+ feet from the Hyde St elevation and within the Russell St parapet; replacement of non-repairable windows with visually identical units.

Opposed by the Russian Hill Community Association and Russian Hill Neighbors claiming concerns over lost parking and "that the proposed fourth floor addition will make the building too massive, would cause a substantial adverse change to the historic nature of the building resource and would conflict with a proposed historic district on Russell Street," the Planning Department recommends the Planning Commission approve the project as proposed.

∙ 1945 Hyde Street Discretionary Review Analysis [sfplanning.org]

Posted by socketadmin at 1:00 PM | Permalink | Comments (15) | (email story)

March 7, 2011

I Always Feel Like…

Established in 2006 to reward informants for reporting unreported transfers of real estate and the underpayment or property taxes, San Francisco’s Real Estate Watchdog Program has resulted in 62 "referrals," of which only two (2) were deemed to be eligible over the past five years and resulted in $1,074,349 in additional property tax collections and $66,000 in rewards (up to ten percent of the underpaid amount).

With a five year trial term, the Watchdog Program officially expired this past February. Tomorrow, San Francisco’s Board of Supervisors will vote on an ordinance extending the program for another five years while reducing the maximum payout per referral from $500,000 to $100,000 based on the Assessor and Controller’s belief that "a reward of up to $100,000 will sufficiently incentivize watchdogs."

No word on any program for simply identifying reported transfers which the Assessor’s office has seemingly never gotten around to reassessing.

∙ San Francisco Board Of Supervisors Agenda: 3/8/11 [sfbos.org]
∙ Ordinance Extending San Francisco’s Real Estate Watchdog Program [sfbos.org]

Posted by socketadmin at 12:00 PM | Permalink | Comments (44) | (email story)

March 3, 2011

Planning Commission Directed Refinements And Treasure Island Plans

While the proposed redevelopment at the southeast corner of California and 17th Avenue will be back in front of the Planning Commission any moment now following a Commission vote in January "directing the project sponsor to work with Department staff to refine the project's design" (revised design above versus as originally proposed), in three hours the Treasure Island/Yerba Buena Island Redevelopment Project will take center stage.

Following an informational presentation at 5pm which will provide an overview of the Parks and Open Space, Sustainability, Infrastructure, and Financing plans for the proposed Treasure Island redevelopment, the Planning Commission will vote on requests to initiate amendments to the Planning Code (height and bulk limits) and General Plan for the Islands to allow redevelopment to move forward.

∙ Don’t Get Your Tutus In A Bunch: California At 17th Ave As Proposed [SocketSite]
∙ San Francisco Planning Commission Agenda: March 3, 2011 [sf-planning.org]
∙ Treasure Island and Yerba Buena Island Open Space Plan [sftreasureisland.org]
∙ Treasure Island and Yerba Buena Island Sustainability Plan [sftreasureisland.org]
∙ Treasure Island and Yerba Buena Island Infrastructure Plan [sftreasureisland.org]
∙ Treasure Island and Yerba Buena Island Financing Plan [sftreasureisland.org]

Posted by socketadmin at 2:30 PM | Permalink | Comments (0) | (email story)

March 1, 2011

Designs For San Francisco State University’s Performing Arts Center

With an estimated cost of $250 million, $12 million of which has already been raised, San Francisco State University hopes to break ground on its 242,150 square foot Mashouf Performing Arts Center at the corner of Lake Merced and Font Boulevards by 2013.

Designed by Michael Maltzan Architecture, the Center would be constructed in three phases over nine-ish years and include five theaters or recital halls ranging in size from 1,200 to 60 seats as well as state-of-the-art broadcast facilities.

∙ SF State unveils designs for Mashouf Performing Arts Center [sfsu.edu]
∙ Mashouf Performing Arts Center at San Francisco State University [archdaily.com]
∙ Michael Maltzan Architecture [mmaltzan.com]
∙ Mashouf Performing Arts Center at San Francisco State University [youtube]

Posted by socketadmin at 8:00 AM | Permalink | Comments (15) | (email story)

SF Supervisors Today: Public Auctions And Building On Ord

Amongst the items on the agenda for San Francisco’s Board of Supervisors this afternoon, a resolution authorizing the public auction of 117 tax-defaulted properties that have been in default for more than five years.

The 117 properties include 96 timeshare units, 8 single-family homes, 5 condominiums, 3 apartment buildings, 2 duplexes, 1 vacant lot, a commercial retail store, and a hotel.

And in a special order at 4pm, the proposed construction of a new single-family home at 134 Ord, in front of the "charming single-family home…behind a white picket fence" at 136 Ord, is back in front of the board for a vote having been continued from January.

∙ San Francisco Board of Supervisors Agenda: March 1, 2011 [sfbos.org]
∙ Resolution Authorizing Public Auction of Tax-defaulted Real Property [sfbos.org]
∙ Appealing To The Board To Overturn Planning On Lundys And Ord [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (1) | (email story)

February 28, 2011

Phelan Loop Sale On San Francisco's Land Use Agenda This Afternoon

Amongst the items the agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, the sale of 25,772 square feet of the City owned parcel at Ocean and Phelan Avenues to the San Francisco Redevelopment Agency for $4,056,580.

The transfer would help clear the way for the parcel which current houses a bus turnaround and 1,000 square foot restroom building to be redeveloped as a five-story affordable housing development dubbed "Phelan Loop Housing" with 71 residential units over ground floor retail, community, and supportive services space along with an adjacent "Phelan Loop Plaza."

As you might recall, not everyone is particularly enamored with the project as proposed.

∙ Land Use and Economic Development Committee Agenda: 2/28/11 [sfbos.org]
∙ The Designs (And Approvals) For 1100 Ocean Avenue As Proposed Archives [SocketSite]
∙ Unsupportive Reaction To Proposed Supportive Housing's Parking Plan [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (4) | (email story)

February 24, 2011

Glen Park Plan, Arts Complex, And A Buena Vista Expansion Proposed

While the Planning Commission reviewed the latest Glen Park Community Plan in a special session this morning, this afternoon the Commission will review a request to convert the two-story building at 140 9th street into an arts complex ("including two dwelling units, eight group housing units, and artist studio and gallery space") and the proposed rebuilding of 449 Buena Vista East, a project that was first submitted to Planning in 2005.

The Project includes a major alteration to the existing one-and-a-half-stories-over-garage, two-unit residential building, built circa 1923.

It includes an approximately 5’‐0” horizontal front addition (which results in façade alterations), a horizontal rear addition that does not increase the overall depth of the building, and a vertical addition that results in a height increase of 12’‐0”.

Opposed by the elderly neighbors to their right above who believe the project "will substantially reduce direct eastern sun light exposure to the back of their house and to their rear balcony," the project sponsor offered to expand their neighbors deck in order to provide them with more accessible usable open space, an offer the neighbors declined.

After five-and-a-half-years years of review and revision, and a full story shorter than originally proposed, the Planning Department recommends the Planning Commission approve the plans for 449 Buena Vista Avenue despite their neighbors opposition.

∙ Glen Park Community Plan [sfplanning.org]
∙ San Francisco Planning Commission Agenda: 2/24/11 [sfplanning.org]
∙ 140 9th Street Arts Complex Proposal [sfplanning.org]
∙ 449 Buena Vista Avenue East Proposal [sfplanning.org]

Posted by socketadmin at 12:15 PM | Permalink | Comments (18) | (email story)

February 23, 2011

Quick Reminder: First America’s Cup Public Scoping Meeting Tonight

The first of two public meetings meant to help define the scope of development to support Francisco's hosting of the America’s Cup is tonight at 6:30 at City Hall.

Posted by socketadmin at 5:00 PM | Permalink | (email story)

February 18, 2011

Disputing Parking Demand, Trader Joe’s Continues Castro Outreach

While Trader Joe's has ruled out charging for parking, it hasn’t given up on opening a store at Market and Noe in the Castro and is continuing its public outreach campaign.

A draft traffic study for the City which Trader Joe’s disputes estimates the store would draw up to 2,500 cars a day or 190 an hour while the capacity of the building’s garage is closer to 209 per day, leaving many neighbors (and the city) a bit concerned.

∙ Trader Joe’s Reportedly "Outed" From The Castro Over Traffic [SocketSite]
∙ Tensions flare over Trader Joe's parking [ebar.com]

Posted by socketadmin at 6:00 AM | Permalink | Comments (26) | (email story)

February 17, 2011

The Draft Plan For 550 Acres In The Middle Of San Francisco's Bay

Originally constructed in 1937 as a possible site for the San Francisco Airport, first used to host the Golden Gate International Exposition from 1939-1940, a naval station for five decades, and now home to roughly 2,000 residents, Treasure Island is "characterized by aging infrastructure, environmental contamination from former naval operations, deteriorated and unoccupied buildings and asphalt and other impervious surfaces which cover approximately 65% of the site."

As proposed, the 550 acre redevelopment of Treasure and Buena Vista Island would yield 311,000 square feet of renovated historic buildings, 240,000 new square feet of retail and office space, 8,000 new dwelling units (2,400 of which would be “below market rate”), and 300 acres of open space, the latest plans for which will be presented to the Planning Commission this evening at six o’clock.

∙ Treasure Island and Yerba Buena Island Informational Update [sf-planning.org]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (16) | (email story)

Planning Poised To Disapprove Developments On Ellis And Eddy

Approved for development in December 2004, the entitlements to develop two five-story buildings with a total of 46 affordable housing units at 519 Ellis and 430 Eddy expired three years later in December 2007.

In March of 2008 the project sponsors requested a three-year extension to start construction, a request that was denied but an appeal opened the door to try again.

Now three years later, last month the Planning Commission heard a request from the sponsors for a seven three-year extension to break ground by January 2014. In addition to the project sponsor’s request, however, the Planning Commission also heard testimony that building permits have yet to be filed for, financing for the project has yet to be secured, and that the two undeveloped lots have been poorly maintained and attract criminal activity.

With a six to one vote and only Antonini voting against, last month the Commission passed a motion of intent to disapprove the request. Today, the Commission will likely affirm their intent and cancel the previously issued approval to develop the parcels.

∙ 519 Ellis/430 Eddy Street Request For Extension [sfplanning.org]
∙ San Francisco Planning Commission Agenda: 2/17/11 [sfplanning.org]
∙ Attempting To Infill The Hole At 3418 26th Street (And Elsewhere) [SocketSite]

Posted by socketadmin at 5:30 AM | Permalink | Comments (2) | (email story)

February 11, 2011

The Scope Of Development For San Francisco’s First America’s Cup

Chances are you’re already familiar with the plans for major America’s Cup related development in San Francisco at Piers 26-28, 27-29, and 30-32. But are you familiar with the plans for Marina Green which include bleachers for public viewing; up to 100,000 square feet of food, retail, and interactive displays; and tents for up to 2,000 VIPs?

Or how about the proposed hospitality and viewing area for up to 2,000 on Alcatraz, the temporary moorings at Fort Mason and Aquatic Park, and the designation of the Brannan Street Wharf as a strategic public open space?

With the America’s Cup Event Authority projecting between 100,000 and 250,000 spectators in San Francisco on race days during the week, and between 250,000 and 500,000 spectators on weekend and final race days, there’s a lot of building to be done.

If you’re interested in when and where it’s all proposed to be built (click images to enlarge), this is the document to read: 34th America’s Cup Environmental Impact Report Notice of Preparation.

And if you want to weigh in, these are the two public scoping meetings at which to do it: Wednesday, February 23 from 6:30 to 8:30 pm at City Hall and Thursday, February 24 from 6:30 to 8:30 pm at the Port’s offices on Pier 1.

And note a new race area that now appears to extend beyond the Golden Gate bridge:

∙ 34th America’s Cup Environmental Impact Report Notice of Preparation [sfplanning.org]
∙ Free Commercially Reasonable Rents For America's Cup As Proposed [SocketSite]
∙ And The 2013 America’s Cup Will Be Held In…San Francisco! [SocketSite]
∙ The Proposed 34th America’s Cup Course For San Francisco’s Bay [SocketSite]
∙ From Piers To Park And The Brannan Street Wharf By 2012 2013? [SocketSite]

Posted by socketadmin at 5:00 AM | Permalink | Comments (46) | (email story)

February 9, 2011

The "Situation" At One Rincon Hill

According to One Rincon Hill developer Mike Kriozere, the "negative economic cycle" has resulted in an unforeseen "misalignment" of the One Rincon Hill Phase II partners' long-term interests and as such Urban West Associates is "now negotiating with a new partner."

In terms of the scheduled distress sale of the majority interests in the One Rincon Hill Phase II Partnership we first reported yesterday and sparked the response from Kriozere, apparently it's simply a "commonly used tool to increase the urgency to resolve or otherwise reconcile these situations."

We’ll keep you plugged-in as the situation changes.

∙ Rincon developer seeks new partner [San Francisco Business Times]
∙ One Rincon Phase II: What’s Behind That Confidentiality Agreement? [SocketSite]
∙ One Rincon Hill Phase II Partnership Interests Headed For Foreclosure [SocketSite]

Posted by socketadmin at 4:45 PM | Permalink | Comments (8) | (email story)

From Piers To Park And The Brannan Street Wharf By 2012 2013?

As proposed, the "Brannan Street Wharf" project will demolish the existing Pier 36 and marginal wharf at the site, and construct a new 57,000 square foot public open space in their place. From the project's Draft Environmental Impact Report (EIR):

The proposed Brannan Street Wharf would consist of a 26,000 sq.ft. lawn, shade structure, tables, chairs and benches, litter receptacles, drinking fountain, lighting, space for public art installations, and a 2,000 sq.ft. small craft float with accessible gangway.

Brannan Street Wharf would be wedge-shaped, generally oriented in a north-south configuration, connecting alongside The Embarcadero Promenade. The north end of the park would begin south of Pier 30-32, extending south for about 830 feet to a point south of Pier 36. The park would be approximately 10 feet wide at its narrowest point at the north end, widening to approximately 140 feet at the south end.

The new small craft float would be approximately 30 feet by 68 feet with a low edge suitable for small human powered craft such as kayaks and row boats, and which complies with Americans with Disability Act (ADA) requirements and would connect the float to the wharf. The lawn would primarily be flat with the lawn laid in a raised planter about 18 inches in height, and would accommodate a variety of passive recreation uses.

Project construction will cost an estimated estimated $25 million and take approximately 21 months. The U.S. Army Corps of Engineers has received federal funding for the demolition of Pier 36 and will most likely take the lead for that component of the project.

As the aforementioned Pier 36 and rendered outlook above currently appears:

∙ From Piers To Park And The Brannan Street Wharf By 2012 [SocketSite]
∙ Brannan Street Wharf: Draft Environmental Impact Report [sfplanning.org]

Posted by socketadmin at 1:15 PM | Permalink | Comments (16) | (email story)

350 Feet At 350 Mission (And San Francisco’s Planning Commission)

Front and center at tomorrow’s Planning Commission meeting, the proposed 350-foot tower at 350 Mission, a 24-story building which would yield 340,000 square feet of office space, 1,000 square feet of retail, 23,500 square feet of subterranean parking, and a 12,700 square foot publicly-accessible atrium.

From the architects (SOM) with respect to the refined building design:

The entire office building at the corner of Fremont and Mission is cantilevered thirty feet in two directions. A fifty foot high by sixty foot long membrane of glass turns this corner and opens the great urban room to hundreds of thousands daily commuters and visitors arriving across the street when the Transbay Terminal is complete.

All barriers are removed between the social vibrancy of the urban room and the street through the use of ninety linear feet of sliding glass panels which literally open the building to the street, weather allowing, in San Francisco’s mild climate.

The urban living room is animated by a café, an amphitheater stair and two levels of seating for informal lunchtime dining and special events. This space is conceived as a highly kinetic environment, beginning with the movement of people as theatrical spectacle.

The idea of constant change continues to a digital canvas that wraps the lobby’s core wall and ceiling. The Digital Canvas itself will become a platform whereby art and culture can be displayed on screen, and animated graphics informs the public of the building’s sustainable features.

Wooden piles, salvaged from the site’s earlier structure, will be refinished and used as benches within this space. These benches, internally powered and attached to narrow channels, will slowly inch across the floor Anchored at the living room’s north and east corners, a coffee shop and sculptural retail pavilion will energize the building’s ground level.

The retail pavilion, elliptical in shape, is defined by a structural sheath of translucent glass. Its upper level provides space for tenant conferences and private dining. A grand staircase of wood and metal provides space for informal lunchtime dining and connects the ground floor to an additional mezzanine for a restaurant that overlooks and links via an exterior stair to an adjacent plaza.

Construction of the new tower would cost an estimated $85 million and take 22 months.

∙ EIR Today, Heald Gone Tomorrow At 350 Mission As Proposed [SocketSite]
∙ 350 Mission Street Headed For Formal Review (EIR) [SocketSite]
∙ 350 Mission Street Scoop Redux: Building Website Live [SocketSite]
∙ Transbay Center Plans: Revised, Refined, And Unveiled Today [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (21) | (email story)

February 7, 2011

A Waiver To Meet An 11 Month Timeline When 18-24 Months Is Typical

With eleven (11) months left to meet the agreed upon timeline, and a task that typically takes eighteen (18) to twenty-four (24) months to complete, tomorrow San Francisco’s Board of Supervisors will vote on an ordinance to waive the competitive bidding requirements for a City contract to secure consulting services to perform the required environmental review and assist with securing the necessary state and federal permits to host the 34th America’s Cup in San Francisco.

As proposed, the contract will be awarded directly to Environmental Sciences Associates (ESA) which is already engaged with the City to complete the Environmental Impact Review (EIR) for San Francisco’s new Cruise Terminal. By not bidding the contract the City estimates it will be able to shave six (6) months from the overall environmental review timeline.

Total environmental review and permitting costs related to the America’s Cup are currently projected to be $2,678,856, down from an originally estimated $3,115,000. Up to $600,000 of the budget will be for the aforementioned consulting services.

Amongst the other items on which San Francisco’s Board of Supervisors will spend their time tomorrow, a proposed resolution condemning Rush Limbaugh for mocking the Chinese language and Chinese President Hu Jintao on his radio show.

∙ San Francisco’s Board of Supervisors Agenda: 2/8/11 [sfbos.org]
∙ Waiver of the Competitive Bidding and Solicitation Requirements [sfbos.org]
∙ And The 2013 America’s Cup Will Be Held In…San Francisco! [SocketSite]
∙ San Francisco’s Last Minute Giveaways To Get The America’s Cup [SocketSite]
∙ San Francisco's New Cruise Ship Terminal Gets A $3.5M Kick Start [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (2) | (email story)

Filling Up On Upper Fillmore

On the meeting agenda for San Francisco’s Land Use and Economic Development Committee this afternoon, an ordinance amending San Francisco’s Planning Code to ease current restrictions on new non-formula restaurants and specialty food establishments within the Upper Fillmore Neighborhood Commercial District which runs from Jackson to Bush and extends west one block along California and Pine.

∙ Land Use and Economic Development Committee Agenda: 2/7/11 [sfbos.org]
∙ Upper Fillmore Neighborhood Commercial District Proposed Amendment [sfbos.org]

Posted by socketadmin at 9:15 AM | Permalink | Comments (0) | (email story)

Beach Chalet Athletic Fields Facility As Proposed

The long proposed renovation for the Beach Chalet Athletic Fields facility would convert the four existing grass soccer fields to synthetic turf and add lighting for evening use.

In addition to the turf conversion and lights, the project would include the following: installation of pedestrian and spectator amenities throughout the facility and adjacent parking lot; the installation of black vinyl fencing around the fields; the installation of a play structure, picnic tables and barbeque pits; the construction of a new maintenance shed; the renovation of the existing restroom building involving modification of existing openings and construction of a concrete paved entry plaza; irrigation and storm drainage improvements; and, re-configuration and expansion of the existing 50-space parking lot to accommodate approximately 20 additional stalls.

In conjunction with the Planning Department's preparation of an Environmental Impact Report for the project, a public meeting will be held on February 23rd at 6:30 p.m. at 6101 Fulton Street (Golden Gate Park Senior Center) for those who wish to weigh in.

∙ Beach Chalet Athletic Fields Renovation EIR Notice [sfplanning.org]
∙ Beach Chalet Athletic Fields Renovation Plan [richmondsfblog.com]

Posted by socketadmin at 8:45 AM | Permalink | Comments (8) | (email story)

February 3, 2011

A Battle Between The Well-Connected And The Well-Heeled Resumes

The battle between a well-connected development team renovating the big Pacific Heights home at 2507 Pacific and a well-heeled neighborhood of objectors is back in front of San Francisco’s Planning Commission tomorrow having been continued from two weeks ago.

Once again, the 3,509 square foot home at 2507 Pacific was "listed" last January at $2,500,000, updated as in contract within two days, and then closed escrow in March with a reported contract price of $2,500,000.

For the sake of continuity, we’re directing all comments to our original thread.

∙ Comments: We’ve Got Ours (And Don’t Want Yours) In Pacific Heights [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | (email story)

February 2, 2011

A $1,568,176 "Waiver" For Rincon Hill Park (And $6,331,824 To Go)

The land fronting the proposed 333 Harrison Street development has been valued by the city at $6,000,000. And the budget to develop the parcel into the proposed Rincon Hill Park has been estimated at an additional $1,900,000.

Subject to $2,140,471 in impact fees for the development of 248,892 new occupiable square feet, the sponsors of 333 Harrison Street are requesting $1,568,176 of the fees be "waived" as in-kind partial payment for the acquisition and development of the land.

How the City will close the $6,331,824 gap necessary to acquire and develop the Park Land has yet to be determined, but the $22 million in proposed Rincon Hill Area Infrastructure Financing District bonds we mentioned last week are currently high atop the list of hopes.

∙ A Plugged-In Reader's 12 Notes On The "PC" Approved 333 Harrison [SocketSite]
∙ DO NOT READ THIS Unless You Really Need To Know Re: 333 Harrison [SocketSite]
∙ Energy Audits And Twenty-Two Million In Rincon Hill Area Bonds [SocketSite]
∙ 333 Harrison Street Impact Fee Waiver [sfplanning.org]

Posted by socketadmin at 4:45 PM | Permalink | Comments (0) | (email story)

New Construction Along Columbus (1255-1275) As Proposed

As proposed the existing 15,852-square-foot office building at the intersection of Columbus, North Point, and Leavenworth will be razed and a 54,420-square-foot, mixed-use building with 6,215 square feet of ground-floor commercial space, 20 residential units, and 20 parking spaces will rise eight feet higher in its place (click image to enlarge).

While the project is headed for Negative Declaration with respect to its environmental impact, a positive thing if you’re the developer, the project will require variances for the 20 parking spaces, its large commercial space and small rear yard, and from the current prohibition of access to off-street parking from Columbus Avenue.

∙ 1255-1275 Columbus: Preliminary Mitigated Negative Declaration [sfplanning.org]

Posted by socketadmin at 1:15 PM | Permalink | Comments (6) | (email story)

February 1, 2011

147 South Park As Proposed Within The South Park Historic District

The proposal is to build a contemporary four-story building with a restaurant on the ground floor and two residential units above where a vacant two-story, single-family building "with no discernable architectural style" at 147 South Park currently stands.

And while the request to raze the current structure is subject to a mandatory environmental review per the Eastern Neighborhoods Interim Permit Review Procedures for Historic Resources, we can’t help but be reminded how much more historic San Franciso's South Park District once stood.

And then came 1906.

∙ South Park Historic District Record [sfplanning.org]
∙ 147 South Park Historic Resource Review [sfplanning.org]

Posted by socketadmin at 12:15 PM | Permalink | Comments (32) | (email story)

Sneak Peek: 706 Mission Tower Design And Aronson Building Rehab

On Wednesday, San Francisco’s Architectural Review Committee will review and comment on the proposed rehabilitation and integration of the Aronson Building at 706 Mission into the 550-foot-tall tower slated to rise on the 25,000 square foot parcel next door.

As proposed, the 47-story tower being designed by Mexican architect Enrique Norten and Glenn Rescalvo of San Francisco’s Handel Architects will contain up to 215 condos over a three-floor Mexican Museum and ground floor retail/restaurant space.

While simply conceptual elevations at this point, we’re digging the direction the tower design is headed. And with respect to the proposed rehabilitation of the existing Aronson building, we're big fans of the proposed redesign for the building's north façade.

As said north (and east) façade of 706 Mission currently appears:

∙ 706 Mission Tower (And Mexican Museum) Back In Play [SocketSite]
∙ Muy Bien? Proposal To Restore And Develop Adjacent To 706 Mission [SocketSite]
∙ ARC Review and Comment: 706 Mission Street – The Aronson Building [sfplanning.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (26) | (email story)

January 31, 2011

Could It Really Be An Unlucky 13 (Years) For 1269 Lombard In 2011?

While the Planning Commission has approved all the necessary permits and variances necessary to raze and rebuild at 1269 Lombard, and the proposed project has survived three Discretionary Reviews and a number of appeals over the past year, the project is back in front of San Francisco’s Board of Supervisors tomorrow as an opponent is now challenging the Planning Department’s determination that the current property is not a historic resource and as such should be subject to an extensive Environmental Review.

As we wrote this past June:

First approved for development and excavated in 1998, the twelve year saga of 1269 Lombard involves a failed development attempt, a two year foreclosure battle (the property went back to the lenders in 2004), a four year approval process with Planning (that’s not yet over), and steadfast opposition from a neighboring tenant (yes, tenant).

As proposed, the project will "demolish the existing single-family, two-story building located towards the rear of the lot and construct two new single-family buildings, located at the front and rear of the lot separated by an open yard."

With a design that's backed by the Russian Hill Neighbors Association and all adjacent property owners, it’s on to our Planning Commission this Thursday to rule on the neighboring tenant's requested Discretionary Review opposing the project as well as front setback and rear yard variances for the design as proposed.

As noted above, the Planning Commission is now on board, but will the Board be as well or could it really be an unlucky 13 years in the making for the project as proposed?

∙ Will 1269 Lombard Finally Break Free From Its Suspended State? [SocketSite]
∙ San Francisco Board of Supervisors Agenda: February, 1 2011 [sfbos.org]
∙ 1269 Lombard Street: Appeal of Exemption from Environmental Review [sfbos.org]

Posted by socketadmin at 2:00 PM | Permalink | Comments (13) | (email story)

January 27, 2011

There’s Adjacent And Then There’s Adjacent At Planning Today

With today’s Planning Commission meeting just about to get started, the adjacent neighbor to the east of 226 Cabrillo writes:

We're direct neighbors to the proposed structure, and it's funny how mention of the neighborhood commission and "neighbor" opposing the construction makes it sound like we're the ones opposing it. Couldn't be further from the truth.

We've been waiting with baited breath for someone, ANYONE, to demolish that unsightly shack and put up something new. From Day One, I've been in communication with the architect about their plans, and have written supportive letters and emails to and for them. They were kind enough to show us the building plans early on, and we're excited to see it go up.

I'll be attending the hearing today at City Hall, so there's no doubt "the adjacent neighbors" are on their side.

Cheers. And so which "adjacent neighbor" is objecting to the project as proposed? That would be one with an address on 4th Avenue to the west (across the gap to the left above).

UPDATE: A plugged-in reader reports, "The Planning commission with clarity and swiftness voted 5-1 in favor of demolishing the existing cottage and approving the new building." Double cheers.

∙ Words Of Planning Wisdom With Respect To 226 Cabrillo As Proposed [SocketSite]
∙ San Francisco Planning Commission Calendar: September 30, 2010 [sf-planning.org]

Posted by socketadmin at 1:30 PM | Permalink | Comments (12) | (email story)

January 25, 2011

Words Of Planning Wisdom With Respect To 226 Cabrillo As Proposed

Purchased for $735,000 in October 2006, the 723 square foot fixer cottage on the back of a 25x110 foot lot at 226 Cabrillo returned to the market in July 2008 listed for $799,000.

After a year on the market, and a few price reductions and re-listings (as "new") along the way, the property finally resold for $550,000 in July 2009. From the listing at the time:

Cottage/home w/ fireplace situated on super desirable lot in Inner Richmond…Best for Contractors/Developers…Do your research! Buyers strongly urged to reseach [sic] what can be built at planning dept.

As proposed, the cottage on the back of the lot will now be demolished and a more contemporary three-story, two-unit building will be built toward the front.

While the Planning Department supports the project, however, the Richmond Community Association and a neighbor oppose citing potential historical significance as an original earthquake shack; "inappropriate" scale, size, and design for the neighborhood; and a lack of consideration for the adjacent building’s access to light, air, and privacy.

A few excerpts from Planning Department staff in response:

[A] Historic Resource Evaluation for the proposed project determined that the building probably started as an earthquake shack; however, the building had lost integrity due to a series of additions and modifications.

The replacement building’s design, while contemporary, responds to its context in massing, fenestration pattern, entrance and level of detail. While the front façade material is a new material not found on the subject block face, it is of a high quality and has been used successfully in other buildings in the City.

New buildings should reflect the time they are constructed and not attempt to imitate past designs or styles. The proposed building is designed to be compatible, yet express a modern aesthetic.

Any loss of privacy, light or air is within what should be expected when living within a dense urban environment like San Francisco. Further, it is incumbent upon any owner to understand their development potential and that of the adjacent properties prior to purchasing a property, especially when it is located directly adjacent to a significantly underdeveloped property such as the subject property.

If only such thinking was consistently applied to projects throughout the city. And with respect to 226 Cabrillo, it's now up to the Planning Commission to decide on Thursday.

∙ Discretionary Review Analysis: 226 Cabrillo Street [sfplanning.org]

Posted by socketadmin at 2:00 PM | Permalink | Comments (46) | (email story)

January 24, 2011

Don’t Get Your Tutus In A Bunch: California At 17th Ave As Proposed

On one large 5,088 square foot lot at the corner of California and 17th Ave two buildings currently stand: a one-and-a-half-story commercial building fronting California (5499 California Street) and a mixed-use structure that wraps around 5499 California to front both California (commercial) and 17th Avenue (two residential units).

As proposed, the two residential units at 214-216 17th Avenue will be razed along with a slice of the commercial buildings and the lot will be split. The remaining portion of the commercial buildings will be rebuilt as one with a residential unit added above, while a four-story building with three units and four parking spaces will rise on the newly created lot.

And there's no need to get your tutus in a bunch, Miss Tilly’s Ballet School which currently occupies the two interconnected commercial spaces plans to resume their plies on-site once the building is rebuilt.

Posted by socketadmin at 3:30 PM | Permalink | Comments (9) | (email story)

January 20, 2011

We’ve Got Ours (And Don’t Want Yours) In Pacific Heights

With no major projects in front of San Francisco’s Planning Commission today, this afternoon’s agenda is dominated by proposed additions and expansions of single-family homes such as the proposed project at 2507 Pacific Avenue.

The proposal is to construct a garage in the front yard beneath a new entry stair and to construct an addition at the rear of the existing three-story, single-family house. The proposed rear addition will be approximately 18’ deep at the basement and first floor levels and 8’ deep at the second floor level.

The proposed project is opposed by their two (2) adjacent neighbors, thirty-five (35) others on the block or across the street, and the Pacific Heights Residents Association. Not a single neighbor near or far is on record with their support. But the Planning Department does recommend approving the project.

The proposed rear addition is shorter in height than the westerly neighbor’s building and is set back 11’-0” from the side of their building. The rear addition is similar in height to the easterly neighbor’s rear addition, and is approximately 3’-0” shorter in depth. In areas with a dense building pattern, some reduction of light to neighboring buildings can be expected with a building expansion. The Residential Design Team (RDT) does not find the project to result in an unusually great impact on light, nor does the RDT find the addition to be uncharacteristically deep or tall.

The proposed garage door is 9’‐0” wide and almost identical to both adjacent garage insertions in terms of width, height, and detailing. It is consistent with the Garage Guidelines and not out of character with the neighborhood pattern.

A headline from the applicant’s supporting documentation: "ALL PROPERTIES ON THIS BLOCK HAVE GARAGES EXCEPT THE SUBJECT PROPERTY." And some insight from the former to the current owner of 2507 Pacific:

I don’t understand the reaction of some the neighbors who came to the meeting at my former home at 2507 to hear your architect tell about your plans for some expansion at the rear of the house. All which seem to be less and smaller than the code allows. You don’t seem to be asking for permission to add more than should be allowed.

The one neighbor to the east…was the most vocal about preserving everything just as it is and also the most irrational. He makes such a fuss and the funny thing is that in the years since he bought the house in 1990, he has never lived there, I doubt if they have stayed over more than a night or two because they spend all their time where they live in Santa Rosa. I have always been very aware of the lack of activity of someone living there, except for a caretaker who lives in the attic. Funny that they voiced questions to you about how large your family is and how many would be living in the house when their house is sitting empty.

Until a few years ago, there was a huge tree in my garden on their side which cut out all of their view up behind the houses to the west, which he now professes to want to preserve. But there is no view up behind the houses to the west that is now defined by the back of the…house and it doesn’t seem that your extension would extend further than [theirs].

Your proposal to add 8 feet to your house on their side seems like a very reasonable thing. Please note that their house already sticks out further than your house on their west side and probably 10 feet further on their east side where their kitchen/breakfast room is. So your addition would not affect their kitchen light. Your house is the smallest of the houses on this end of the block and an addition has always seemed like one I would have wanted to do but never was able to attempt. I’m not surprised that a new owner would have the same feelings.

The house to the west…is the largest of the houses on this end of the block and must stick out over 20 feet past the back of 2507. This extension has a generous setback on your side for windows and light should you add to your house on that side. I don’t believe he will [lose] much sun, especially since his kitchen and breakfast room is on the opposite side and will not be affected.

Another neighbor [at 2517] was suprisingly vocal and one would wonder why, since he cannot see the back of 2507 because [another objecting neighbor's] house sticks out so far. I doubt that he can see it even if he goes all the way to the back of his garden. Another neighbor mentioned to me that he was upset because he has a son who he wants to buy a house close by so their grandchildren could be close. Thus he must be sour grapes because he would have liked to buy the house that you bought and would make trouble for you for no good reason.

Having lived in 2507 for over 40 years I have not been aware of any neighborhood objections being so vocal and for no reason. The houses across the street, 2500, 2510, 2512 have all had extensive remodels in recent years and there was no neighborhood meeting that I was aware of.

UPDATE: As has been noted, the 3,509 square foot home at 2507 Pacific was "listed" last January at $2,500,000, updated as in contract within two days, and then closed escrow in March with a reported contract price of $2,500,000.

And yes, the buyers are the same people behind projects like 2849 Pacific down the block.

∙ San Francisco Planning Commission Agenda: January 20, 2011 [sf-planning.org]
∙ Discretionary Review Analysis: 2507 Pacific Avenue [sf-planning.org]
∙ 2849 Pacific: A Million Dollar (Double) "Take" [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (98) | (email story)

January 18, 2011

Historic Preservation This Week And An Unfortunate Acronym

San Francisco’s Historic Preservation Commission will hold its first meeting in 2011 on Wednesday.

Amongst the items on the Commission's agenda tomorrow: a review of the proposed Alexandria Theater redevelopment, a discussion regarding historic resources within the Market and Octavia Area Plan, and a request to add the of the Ernest Coxhead designed Julian Waybur House at 3232 Pacific to the National Register of Historic Places, the application for which we're a little surprised doesn’t mention that fire in 2008.

Also on the agenda, a status report on the proposed Article 10 landmarking of all of Golden Gate Park. And the unfortunate acronym? Period of Significance or "P.O.S."

∙ San Francisco’s Historic Preservation Commission Agenda: 1/19/11 [sf-planning.org]
∙ A Marque Makeover To Mitigate Alexandria Theater Adverse Effects [SocketSite]
∙ The Rather “Studly” Julian Waybur House (3232 Pacific) For Sale [SocketSite]
∙ National Register Nomination Report: 3232 Pacific Avenue [sfplanning.org]
∙ Golden Gate Park Article 10 Designation Update [sfplanning.org]

Posted by socketadmin at 7:30 AM | Permalink | Comments (0) | (email story)

January 14, 2011

Proposed Redevelopment Agency Elimination Puts SF Projects At Risk

In order to save money, Governor Brown has proposed the elimination of redevelopment agencies across California, a move which could put a number of major San Francisco projects at risk.

Brown said his proposal would affect future redevelopment projects, not existing bonds or deals. That is cold comfort to redevelopment officials. They said that major projects are often funded in phases, so while they might be able to continue with current work, future plans could die on the vine.

Consider San Francisco’s Hunters Point Shipyard project, which includes 10,500 homes, 3.6 million square feet of commercial space and an artists’ colony in its second phase.

“If we don’t issue debt in the future, that deal is essentially dead,” said Fred Blackwell, the head of San Francisco’s Redevelopment Agency, which has a budget of about $93 million it plans to spend this year for projects.

To replace some redevelopment funding, Brown said he wants to allow cities to raise taxes with the approval of 55 percent of voters, rather than two-thirds currently.

Other major San Francisco redevelopment projects at risk of being derailed according to the Business Times: Hope SF and San Francisco's Transbay Transit Center.

∙ Hunters Point Redevelopment Plan For 10,500 New Units Approved! [SocketSite]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ Budget ax swings at Hunters Point [Business Times]
∙ JustQuotes: Additional Details (Like Dollars) On Keeping Hope SF Alive [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (4) | (email story)

January 12, 2011

Attempting To Infill The Hole At 3418 26th Street (And Elsewhere)

San Francisco’s Planning Commission returns from its winter break tomorrow with its first meeting in 2011 chock-full 'o proposed urban infill projects and new housing units.

In addition to reviewing the proposed design changes for the conditionally approved development at 1080 Sutter, other items on tomorrow’s Commission Agenda include a three year extension to start construction on the two approved five-story buildings at 519 Ellis and 430 Eddy, a review of the Economic Feasibility and Fiscal Impact Analysis for the proposed Park Merced project, and a challenge to the proposed five-story building on the empty lot at 3418 26th Street pictured above and as rendered below.

Also back on tomorrow’s Commission agenda, the continuance of the contentious hearing over the proposed development at 35 Llyod.

UPDATE: Another perspective on the 3418 26th Street site (and who's objecting):

∙ 1080 Sutter: As Conditionally Approved In 2009 And Refined In 2011 [SocketSite]
∙ San Francisco Planning Commission Agenda: January 13, 2011 [www.sf-planning.org]
∙ Parkmerced's Proposed Urban Design, Open Space, And Sustainability [SocketSite]
∙ Discretionary Review Analysis: 3418 26th Street [sfplanning.org]
∙ 35 Lloyd Redux: It's Getting Hot Out There In Here... [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (8) | (email story)

January 11, 2011

1080 Sutter: As Conditionally Approved In 2009 And Refined In 2011

Conditionally approved by San Francisco’s Planning Commission pending a few design refinements at the end of 2009, the surface area parking lot at 1080 Sutter is set to become an eleven story, mixed-use building with 35 dwelling units (including 23 three-bedrooms) over ground-floor retail and 31 parking spaces (including two car share).

The proposed refinements to the rendering above which the developers hope will satisfy Planning’s request to "[decrease] the void-to-mass ratio of the proposed façade" and "[create] more interest in the design of the top two floors":

A metal projecting sunscreen was added at the 10th and 11th floors; The fascia was thickened between the 11th floor and the roof; and The windows were narrowed by 4 inches from a width of five feet, four inches to five feet.

The garage entry has also been moved from the east portion of the building to the west.

And as the site looks today (more or less):

∙ 1080 Sutter Street Design Modification Review [sfplanning.org]

Posted by socketadmin at 11:00 AM | Permalink | Comments (8) | (email story)

January 10, 2011

Appealing To The Board To Overturn Planning On Lundys And Ord

As a plugged-in reader noted, the Board of Supervisors’ vote on the HIV related condo map appeal for 74-76 Castro was continued to their January 25 meeting.

In terms of other Planning related appeals, however, tomorrow’s Board meeting includes scheduled hearings for appeals of the Planning Department’s granted exemptions from environmental review for the renovation of 10 Lundys Lane and the proposed construction of a new single-family home on the front half of the lot at 136 Ord.

The "charming single-family home…on a large and sunny lot behind a white picket fence" at 136 Ord was purchased for $950,000 in 2008.

∙ San Francisco Board of Supervisors Agenda: January 11, 2011 [sfbos.org]
∙ Does Having HIV Make One Disabled? [SocketSite]
∙ Appeal of Exemption from Environmental Review: 10 Lundys Lane [sfbos.org]
∙ Appeal of Exemption from Environmental Review: 134-136 Ord [sfbos.org]

Posted by socketadmin at 12:30 PM | Permalink | Comments (8) | (email story)

January 7, 2011

The Proposed 34th America’s Cup Course For San Francisco’s Bay

A plugged-in tipster delivers the proposed race course scoop for the 34th America’s Cup in San Francisco’s bay. Races will be held July through mid-September in both 2012 and 2013 with up to three races each day beginning at 1:00pm and ending by 6:00pm.

As proposed, the race course will be viewable across the San Francisco Waterfront north of the Bay Bridge and broadcast live on big screens throughout the city.

Organized viewing areas will stretch from Treasure to Angel to Alcatraz Islands and include Crissy Field while high points (Financial District office buildings, Telegraph and Russian Hills, Pacific Heights, the Golden Gate Bridge, and Marin Headlands) will offer views as well.

We’ll keep you plugged-in.

∙ And The 2013 America’s Cup Will Be Held In…San Francisco! [SocketSite]

Posted by socketadmin at 8:10 AM | Permalink | Comments (40) | (email story)

January 4, 2011

Not A Lot For The Lot At Valencia And 19th Street (3500 19th Street)

Listed for $2,800,000 this past November with Conditional Use authorization for a five-story building with 17 dwelling units, 17 parking spaces, and 2,958 square feet of retail, as a plugged-in tipster points out the undeveloped surface area parking lot at 3500 19th Street in the heart of the new Mission ended up selling for $1,700,000 on December 24.

We’ll keep you plugged-in as development (and design) progresses and note that building permits were originally filed for the undeveloped lot back in 2006.

UPDATE: A plugged-in reader adds: "$100k/dr is actually a pretty good comp for land transactions. It was around $50k/dr just about a year ago."

Posted by socketadmin at 10:30 AM | Permalink | Comments (8) | (email story)

January 3, 2011

178 Townsend Moves Forward While 72 Townsend Leases Instead

While Martin Building moves forward with the redevelopment of 178 Townsend into 94 rental units over commercial, West Bay Builders President Paul Thompson’s plan to move forward with the 74-unit redevelopment of 72 Townsend is on hold for at least five years as Federated Media has leased the building instead. As 178 Townsend should look after:

∙ 178 Townsend Funded While 72 Townsend Vows To Move Forward [SocketSite]
∙ 178 Townsend Approved To Become Mixed-Use With 94 Rentals [SocketSite]
∙ 72 Townsend: So Close, But Yet So Far For 74 Approved Units [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (8) | (email story)

December 31, 2010

And The 2013 America’s Cup Will Be Held In…San Francisco!

The racing syndicate's self imposed deadline to announce the site of the 2013 America’s Cup expires today, with San Francisco trying to hold off a spinnaker flying (or perhaps luffing) Rhode Island. Or perhaps another host will emerge from the fog.

And the winner is…San Francisco!

UPDATE: While the Mayor's Office hasn't made an official announcement, unnamed sources are claiming that race organizers have hit San Francisco's revised bid to host the America’s Cup in 2013.

UPDATE: It's official, San Francisco has been selected to host the America's Cup in 2013. Let the lawsuits waterfront rebuilding begin!

∙ The Pitch To Sail The America’s Cup Into San Francisco's Bay [SocketSite]
∙ San Francisco’s America’s Cup Chances Swiftly Sailing Out To Sea? [SocketSite]
∙ San Francisco Board Of Supes Unanimously Back America’s Cup Bid [SocketSite]
∙ Free Commercially Reasonable Rents For America's Cup As Proposed [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (23) | (email story)

December 27, 2010

Walgreens CVS’s Plans For 701 Portola Atop Miraloma

While Walgreens had planned to raze the Miraloma Gas Station at 701 Portola and build a 7,000+ square foot store covering the site, rumor has it they backed out "due to 'unreasonable' green building requests by the City's DBI and Planning departments."

And now, CVS Drugs is planning to piggyback off Walgreens groundwork and proposed design, shuttering the station and breaking ground on the site as early as February assuming final approval of all permits.

While we can’t confirm whether or not the rumored reason for Walgreens pulling the plug is true (readers?), we will echo our tipster’s surprise that Walgreens would easily cede the site to a competitor.

Posted by socketadmin at 3:00 PM | Permalink | Comments (17) | (email story)

December 21, 2010

San Francisco’s America’s Cup Chances Swiftly Sailing Out To Sea?

While San Francisco’s Board of Supervisors voted unanimously to back the Mayor’s revised, and a little less generous, bid to bring the America’s Cup to San Francisco in 2013, the voters that really matter seem to be balking as BMW Oracle Racing and the Golden Gate Yacht Club (GGYC) have reengaged Newport, Rhode Island in negotiations.

[Tom Ehman, a member of the America’s Cup committee and the Golden Gate Yacht Club board] acknowledged that negotiations with San Francisco leaders “have not gone as well as we [had] hoped,” leading organizers to reexamine sites that were initially in the running, including Newport.

The [R.I. Economic Development Corporation] had submitted an application for pre-regatta events leading up to the final races in 2013 that organizers found “impressive,” said Ehman. “Maybe it’s better than San Francisco’s.”

Then again, perhaps it's for the better (if not the not), for as a plugged-in tipster writes:

The next America’s Cup, scheduled to be held in September, 2013 is in serious trouble.

No, it’s not that the GGYC has not picked a site to hold the races…It’s that the $1,300,000 entry fee as well as the “New” 72 foot Catamaran boat is not popular with possible challengers. Only 3 teams, plus Oracle/BMW and the Italian Challenger have entered the 34th America’s Cup, as of December 17, 2010.

This minimal interest, when the previous America's Cups have [had] 10 to 12 challengers, puts the Advertising Budgets in jeopardy. Without advertising support, the challengers can’t fund their teams, the host cities cannot raise the funds to (1) host the races or (2) make the $100 million+ in infrastructure improvements or (3) potentially host future America's Cup events.

Instead of being the 3rd most valuable event in World Wide television, behind the Olympic Games and World Cup, with so few participants the event could become a non-event.

Site selection for the 2013 race is expected to be announced by the end of this year. And now about those fundraising promises and pledges...

∙ San Francisco Board Of Supes Unanimously Back America’s Cup Bid [SocketSite]
∙ Free Commercially Reasonable Rents For America's Cup As Proposed [SocketSite]
∙ America's Cup says renewed R.I. talks not to force San Francisco to sweeten bid [pbn]
∙ San Francisco’s America’s Cup Fundraising And Property Pledge [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (13) | (email story)

December 17, 2010

2001 Market Street Development (AKA Whole Foods Castro) Approved

The proposed mixed-use development at 2001 Market Street was unanimously approved by San Francisco’s Planning Commission last night and should result in an eight story building along Market Street (stepping down to four stories at 14th Street) with 82 residential units over a 31,000 square foot Whole Foods and 101 parking spaces.

Once again, the latest timeline calls for a month of demolition followed by eighteen (18) months of construction. And "assuming that construction would begin in the 3rd quarter of 2011, the building would be ready for occupancy in the 1st quarter of 2013."

∙ 2001 Market Street Prepares To Meet The Planning Commission [SocketSite]
∙ SF's Planning Commission Poised To End The Year With A Bang [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (16) | (email story)

December 15, 2010

SF's Planning Commission Poised To End The Year With A Bang

While the previously approved 1960-1998 Market project seeks a couple of amendments from San Francisco’s Planning Commission tomorrow, the proposed development at 942 Mission (a 152-foot-tall, 15-story building containing approximately 3,240 square feet of ground-floor retail space and 72,000 square feet of hotel space including 172 hotel rooms) seeks to overcome an appeal and win approval (the Planning Department recommends approving the project) along with the proposed developments at 2001 Market (think Whole Foods) and 2652 Harrison.

∙ 942 Mission Street: Designs, Details, And Planning Documentation [SocketSite]
∙ 2001 Market Street Prepares To Meet The Planning Commission [SocketSite]
∙ 2652 Harrison: From Graffiti Canvas To Twenty Dwellings As Proposed [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (6) | (email story)

One More Time For 1960-1998 Market As Proposed

As plugged-in people know the proposed Arquitectonica designed development for 1960-1998 Market Street was unanimously approved by the Planning Commission in June.

Now seeking two amendments to the terms of the previously granted approval (to satisfy the Affordable Housing requirement by providing its required below market rate units off‐site rather than on‐site and reduce the number of car‐share spaces from six to two), the development is back in front of San Francisco’s Planning Commission tomorrow afternoon.

Section 415 requires that off-site affordable housing must be within a one‐mile radius of the market rate housing site and requires a higher percentage of BMR units (20% versus 15%) relative to on-site affordable housing units, resulting in a net gain of six affordable units off-site and up to 17 market rate units on-site. The area devoted to parking is being reduced by eliminating the subterranean portions of the parking garage. As amended, the parking garage is proposed to accommodate 52 off-street parking spaces in stackers, two car-share spaces in tandem and two disabled spaces that would be independently accessible. As a result, the ground floor commercial space would be reduced to approximately 7,300 square feet subdivided into smaller retail spaces.

The Planning Department’s recommendation: approve (with conditions).

Once again, as proposed the project would demolish the single-story ConocoPhillips Union 76 Service Station and surface parking lot and yield a mixed-use building with 115 residential units over ground floor commercial and partially subterranean garage for 69 independently accessible off‐street parking spaces.

∙ The 1960-1998 Market Street Scoop: Unanimously Approved Design [SocketSite]
∙ San Francisco Planning Commission Agenda: December 15, 2010 [sf-planning.org/]
∙ Now THAT’s Not The Arquitectonica Design For Market At Buchanan [SocketSite]
∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]
∙ Movement On Up To 115 Housing Units At Market And Buchanan? [SocketSite]

Posted by socketadmin at 5:30 AM | Permalink | Comments (25) | (email story)

December 14, 2010

DO NOT READ THIS Unless You Really Need To Know Re: 333 Harrison

As proposed, the development of 333 Harrison Street and Fremont in San Francisco’s Rincon Hill neighborhood would result in a 7-story, 65-foot tall residential apartment building containing approximately 308 units, with two levels of subterranean parking for 204 and a landscaped park between Harrison Street and the building.

Tomorrow, San Francisco’s Historic Preservation Commission will hold a public hearing to review and comment on a recently finished Cultural Resources Sensitivity Study for the development. From the introduction to the study which is now online:

This report contains confidential cultural resources location information; report distribution should be restricted to those with a need to know. Cultural resources are nonrenewable, and their scientific, cultural, and aesthetic values can be significantly impaired by disturbance. To deter vandalism, artifact hunting, and other activities that can damage cultural resources, the locations of cultural resources should be kept confidential.

Or just posted online.

∙ A Plugged-In Reader's 12 Notes On The "PC" Approved 333 Harrison [SocketSite]
∙ 333 Harrison Street Section 106 Review and Comment [sfplanning.org]

Posted by socketadmin at 11:30 AM | Permalink | Comments (10) | (email story)

December 13, 2010

From Parking Lot To 100 Affordable Senior Apartments When Resolved

Amongst the items in front of San Francisco’s Board of Supervisors tomorrow, a proposed resolution approving the City’s Redevelopment Agency’s 70-year lease of Lot number 13, Block number 768 more commonly known as 701 Golden Gate Avenue to allow for the development of the Mary Helen Rogers Senior Community.

When resolved, on the surface area parking lot an eight (8) story concrete building over below grade parking and with 100 apartments for very low-income senior households will start to rise. Construction is slated to begin in early 2011 and last for 20 months.

And with an estimated development cost of $42,226,488 (construciton cost of $399 per square), call it $422,265 per unit, 26 of which will be studios with the balance one-bedrooms.

∙ San Francisco Board of Supervisors Agenda: December 14, 2010 [sfbos.org]
∙ 701 Golden Gate Avenue Lease Resolution [sfbos.org]

Posted by socketadmin at 2:00 PM | Permalink | Comments (23) | (email story)

December 9, 2010

Free Commercially Reasonable Rents For America's Cup As Proposed

With a full Board of Supervisors vote scheduled for this coming Tuesday, the Mayor’s proposed deal to host the next America’s Cup in San Francisco is shoring up.

Under the deal Newsom's administration finalized Wednesday with Ellison's group, if the team selects San Francisco to host the regattas, it would get development rights and a 66-year lease on Piers 30-32 and a 75-year lease on, and possibly title to, Seawall Lot 330 across the Embarcadero at the foot of Bryant Street. The team would also have the option of paying at least $25 million more to shore up nearby Piers 26 and 28 in exchange for 66-year leases on them.

The team will pay "commercially reasonable" rent but be given credit for infrastructure work performed.

Newsom's revised bid scraps the city's original proposal to concentrate race facilities along the central waterfront, which had steeper up-front costs and included rent-free leases.

The current proposal for the first time includes development rights to Pier 26 and Pier 28. Overall, it would require the port to relocate 78 tenants.

As per "Plan B," the public viewing platform would still shift north to piers 27-29 and eliminate pier 48 from the proposal to eliminate a potential conflict with the Giants.

∙ The Pitch To Sail The America’s Cup Into San Francisco's Bay [SocketSite]
∙ A Cup Plan B And Latest Economic Impact Report [SocketSite]
∙ Revised America's Cup bid leaves some hesitant [SFGate]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (5) | (email story)

December 8, 2010

An Alternative To Preserve The Past At 121 Golden Gate Avenue

As plugged-in people know, the St. Anthony Foundation and Mercy Housing propose to raze the existing 40-foot-tall, two-story building at 121 Golden Gate Avenue and build a 99-foot-high, ten-story building of approximately 109,375 gross square feet comprising a kitchen/dining hall, philanthropic/social services, and 90 affordable senior housing units.

What some might not know, the façade is considered "historic." And as such, the just released Environmental Impact Report (EIR) for the project includes a "Partial Preservation Alternative" which would retain the street level façades on Golden Gate Avenue and Jones.

The portion of the proposed building that extends above the height of the existing historic roofline would be set back one structural bay, approximately 14 feet, from the Golden Gate Avenue and Jones Street property lines, in order to maintain a sense of the existing historic building’s height and massing. With the setbacks, this alternative would be approximately 85,687 square feet, or 22 percent smaller than the 109,375 square feet of the proposed project. This alternative would have 68 affordable housing units, 24 percent fewer than the proposed project’s 90 affordable units. Other aspects of the proposed project would be unchanged or similar (land uses, height).

All character-defining materials of the historic façades would be cleaned and repaired in conformance with the Secretary of the Interiors Standards. The existing storefront systems would be removed below the transom to accommodate the arcade proposed as part of the project. The bulkhead below the storefront would be removed only in those locations that require a path of travel to the street. Three to four storefront openings that have been infilled/modified would be reopened to match their historic configuration and provided with a new transom to match the original.

∙ Designs For Building Senior Housing At 121 Golden Gate Avenue [SocketSite]
∙ 121 Golden Gate Avenue Draft Environmental Impact Report (EIR) [sf-planning.org]

Posted by socketadmin at 4:30 PM | Permalink | Comments (3) | (email story)

December 6, 2010

An Attempt To Codify San Francisco's Convoluted Appeal Process

Over a year in the making, a proposed ordinance to codify procedures and establish specific time limits for the appeal of environmental impact reports (EIR’s), Planning Department negative declarations, and exemptions for development projects is back in front of San Francisco’s Land Use and Economic Development Committee this afternoon.

The proposed ordinance would also provide San Francisco’s Historic Preservation Commission additional authority to review and comment on all environmental documents and determinations and eliminate the requirement to provide mailed notices to owners within 300 feet of city-sponsored projects "involving rezoning, Area Plans or General Plan amendments" which are either over 5 acres in size or citywide in scope.

∙ Ordinance Amending CEQA Procedures, Appeals and Public Notice [sfbos.org]
∙ Land Use and Economic Development Committee Agenda: 12/6/10 [sfbos.org]

Posted by socketadmin at 8:45 AM | Permalink | Comments (6) | (email story)

December 3, 2010

An Improving Residential Street Frontages Ordinance As Proposed

From Supervisor Ross Mirkarimi’s latest newsletter by way of a plugged-in reader:

The Land Use Committee will hold a hearing on [an Improving Residential Street Frontages] ordinance that will ensure that new and renovated buildings in the city's residential and industrial districts create safe, walkable, and attractive street frontages.

We began this effort when we worked to improve street frontage requirements in the Market-Octavia Plan. Earlier this year, the Board enacted Supervisor Mirkarimi's ordinance to extend similar street frontage controls to the City's mixed-use districts. This new ordinance creates a comprehensive set of street frontage controls for residential districts.

Highlights include: 1. Limits parking and loading to a third or less of a building's street frontage, and individual garage entrances to twenty feet or less; 2. Requires that one third of street frontage be dedicated to building entries, landscaping, and other features which foster the residential character of the neighborhood; 3. Minimizes the loss of on-street parking as off-street parking is added; 4.Requires that Garage entrances be set back from street corners to preserve pedestrian safety and encourage pedestrian-friendly features like storefronts and residential entrances.

The ordinance does not change permitted uses, density, height, bulk, or parking requirements. The controls in the ordinance are designed so that required parking can be built on even the narrowest San Francisco lot permitted by code.

The hearing will be held December 13 at 1 p.m. in City Hall room 263.

Posted by socketadmin at 7:00 AM | Permalink | Comments (22) | (email story)

December 1, 2010

On Tap At Tomorrow’s Planning Meeting: A Magnolia Brewery On Third

On tap for a vote at tomorrow’s Planning Commission meeting, a request to convert an 8,300 square foot vacant ground floor space inside the American Industrial Center at 2505 3rd Street (corner of 22nd) into a 5,900 square foot Magnolia Brewery and 2,400 square foot full-service restaurant.

The proposed brewery is designed to add capacity to Magnolia’s total beer production in order to meet increased demand at its restaurant, to supply beer to the proposed new restaurant, and to meet existing wholesale demand. The brewery will initially contain three to four fermentation vessels and produce 60 to 80 barrels per week.

Brewing operations will take place during regular weekday hours, with occasional brewing on weekends as needed. Deliveries would be limited to several per week from vendors, and one to three pick‐ups per week.

The restaurant concept is not completely finalized, but the final concept and food program is expected to be similar to the Magnolia Gastropub and Brewery and Alembic Bar, its sister restaurant also in the Haight.

And with respect to other items on the Planning Commission agenda, it appears as though the ongoing debate over the proposed development at 35 Lloyd will be continued for at least another week.

∙ San Francisco’s Planning Commission Agenda: 12/2/10 [sf-planning.org]
∙ 35 Lloyd Redux: It's Getting Hot Out There In Here... [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (16) | (email story)

A Marque Makeover To Mitigate Alexandria Theater Adverse Effects

With the Planning Department having identified a number of character-defining features of the blighted Alexandria Theater, on Wednesday the sponsors of the theater’s proposed redevelopment will present their plans for avoiding, or mitigating, any significant adverse effects in terms of historical preservation to San Francisco’s Historic Preservation Commission.

Amongst the plans for the makeover: new paint, backlighting, light boxes, and neon.

∙ Alexandria Theater Plans A Few Weeks From First Public Screening [SocketSite]
∙ Now Showing At The Shuttered Alexandria Theater: Blight [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (11) | (email story)

November 23, 2010

Pier 70 (Q)uestions, (A)nswers, And Interested (D)evelopers

Representatives from Hines, Forest City, Build Inc. and TMG Partners are amongst those who have taken tours of San Francisco’s Pier 70 Waterfront site.

One of the questions developers have been asking: "How proscribed is the scale, location, and design of Slipway park as shown in the plan?" And the answer:

Slipways Park is part of the overall Master Plan, developed through the community planning process. Factors defining the park include maximizing public access to the waterfront, the Pier 70 public trust strategy, the setting and form of the former slipways and connections to the Building 12 complex, the anticipated new development and connections to/from the Mirant Power Plant site, and Blue Greenway/ Bay Trail alignment.

The final configuration of Slipways Park must address Master Plan open space goals, the final public trust re-alignment, and the infill development criteria. As shown in the Master Plan, Slipways Park is a major waterfront park of over four acres, plans for the Waterfront Site should include this scale of park.

Teams have until December 13 to throw their hard hats into the development ring.

∙ Pier 70 Waterfront Site Tour attendance [sf-port.org]
∙ Now Calling All Developers For San Francisco’s Pier 70 [SocketSite]
∙ Pier 70 Waterfront Site RFQ: Answers to Questions [sf-port.org]
∙ Building 12 Plans [sf-port.org]
∙ Land Use Supes Oppose Mirant Retrofit, Lennar Seeks Higher IRR [SocketSite]
∙ San Francisco's Great Blue Greenway Vision And Interconnected Plans [SocketSite]
∙ Pier 70 Deadline Extended (Prior To Any Punking) [SocketSite]

Posted by socketadmin at 6:30 AM | Permalink | Comments (2) | (email story)

November 22, 2010

Boom Dizzle’s Old Pad To Go Boom By Way Of Eminent Domain?

Assuming the Board of Supervisors pass a motion tomorrow, on December 7 the Board will hold a public hearing "to consider the acquisition of various real properties by eminent domain for the public purpose of construction the Transbay Transit Center Program."

As we reported by way of a plugged-in tipster back in 2007:

The Transbay Joint Powers Admin [TJPA] over that past few weeks has been sending out offer letters to purchase properties around the Transbay Terminal. The TJPA is moving forward with their acquisition plan for 20+ properties (maybe 33 if memory serves me correct) for their right of way needs. It's very hush hush as they do not want the "offers" to be made public - but "fair market" values are being tossed out there to the land owners. "Fair Market" - mind you the only people the land owners can sell to is the TJPA.

Negotiations will go on for the next few months, but if no final "fair" price is agreed to, then the TJPA will go the [Board of Supervisors] and play the eminent domain card.

Properties now under consideration to be domained: 60 Tehama, 564 Howard, 568 Howard, and the 10 units at 85 Natoma, the Jim Jennings designed Steel Arc building in which "Boom Dizzle" (a.k.a. Baron Davis) once resided.

∙ A TJPA Offer You Really Can’t Refuse [SocketSite]
∙ Boom Dizzle (AKA Baron Davis) Is In The His House (And SoMa) [SocketSite]
∙ Steel Arc Building: 85 Natoma [jimjenningsarchitecture.com]

Posted by socketadmin at 2:30 PM | Permalink | Comments (22) | (email story)

BMR Waivers In A Wavering Economy And Real Estate Market

Plugged-in people saw it coming over a year ago, and on San Francisco’s Land Use and Economic Development Committee agenda this afternoon: An ordinance amending San Francisco’s Residential Inclusionary Affordable Housing Program including a name change to the "Affordable Inclusionary Affordable Housing Program;" the elimination of a provision requiring developments within the Van Ness Market Special Use District to meet at least half of their affordable housing requirement through the construction of housing versus an in-lieu fee; and the easing of restrictions on the resale of Below Market Rate units.

The downturn in the economy has resulted in areas in the City where the restricted, or Below Market Rate ("BMR"), price is close to or, in some instances, below the unrestricted market price of units in the same area. This has led to hardship for some BMR owners who have been unable to resell.

Certain requirements of the Inclusionary Housing Program and the Procedures Manual ensure that the BMR units offer affordable, high-quality housing and not investment opportunities. In particular, BMR units must be purchased by first-time homebuyers; owner-occupied at all times with a limited allowance for renting; BMR households [must have] at least as many people as bedrooms in the unit; a BMR household must meet an asset test in addition to an earned income test; and the unit must resell to a household whose income is no higher than the income level designated for the unit.

However, these rules sometimes prevent interested buyers from being qualified to purchase BMR resale units because they are unable to sell. During economic downturns, especially, this narrowing of the pool of potential buyers can harm households who may need to sell their units in a timely manner in order to avoid default or foreclosure.

The proposed amendments would give the Mayor’s Office of Housing the discretion to waive the first-time homebuyer requirement, to waive the household size requirement, to waive the owner occupancy requirement, to modify the asset test limitation, and to increase the qualifying income level by 20%.

And yes, waivers would apply to developer sales of BMR units in new developments as well.

∙ Land Use and Economic Development Committee Agenda: 11/22/10 [
∙ Amending San Francisco's Inclusionary Housing Ordinance [sfbos.org]
∙ Buy A BMR For $10K $25K More Than Bank-Owned At Candlestick Point [SocketSite]
∙ Buy A BMR...For $10K More Than Bank-Owned At Candlestick Point [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (19) | (email story)

November 19, 2010

A Cup Plan B And Latest Economic Impact Report

A "Plan B" proposal for hosting the next America’s Cup in San Francisco would shift the public view areas a couple miles north from Piers 30-32 to Piers 27-29 and eliminate the use of Piers 48 and 50 in order to "save the city and race organizers money while giving spectators a better view of the action."

A report from the Board of Supervisors' budget analyst released Thursday found that the city's direct cost of hosting the Cup would be $42.1 million. There is also an estimated $86.2 million in lost revenue for granting development rights and free leases of up to 75 years for parcels of waterfront property to race organizers, led by billionaire Oracle CEO Larry Ellison.

Besides the $128.3 million hit to city coffers, which could grow to $143 million with financing, the report found that hosting the weeks of races would boost local businesses, pumping an estimated $1.2 billion into the city's economy.

Newsom's office, though, contends [the budget analyst's] figures don't factor in $32 million that an America's Cup Organizing Committee of civic and business leaders have pledged to raise to help defray city costs, nor do the projections for development revenue account for the decrepit shape of the piers now under consideration for race facilities.

Eliminating Pier 48 from the proposal would also eliminate a potential conflict with the proposed development of Seawall 337 (the current Giants Parking Lot A).

∙ San Francisco weighs cost of hosting America's Cup [SFGate]
∙ The Pitch To Sail The America’s Cup Into San Francisco's Bay [SocketSite]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ San Francisco’s America’s Cup Fundraising And Property Pledge [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (2) | (email story)

November 18, 2010

Parkmerced's Proposed Urban Design, Open Space, And Sustainability

In addition to 5,679 net new residences over the next two to three decades, the proposed redevelopment plan for Parkmerced includes the "the addition of new neighborhood serving retail and office space, new and re-configured public open spaces including neighborhood parks, pedestrian and bike paths, athletic fields, a new organic farm, and community gardens, overall transportation improvements, ecological hydrology improvements, and provision of renewable energy and water infrastructure."

The proposed new neighborhood core [concentrated on Crespi Drive, near the northeast part of the site and the light-rail line] would be located within walking distance of all the residences within Parkmerced.

Small neighborhood-serving retail establishments would be constructed outside of the neighborhood core, in close proximity to residential units throughout the site. A new elementary school (to replace an existing one on-site) and daycare facility, fitness center, and new open space uses including athletic fields, walking and biking paths, a new organic farm, and community gardens would also be provided on the Project Site.

Infrastructure improvements would include the installation of renewable energy sources, such as wind turbines and photovoltaic cells.

The proposed Project would provide 68 acres of open space in a network of publically accessible neighborhood parks, athletic fields, public plazas, greenways and an organic farm....In addition to these 68 acres of open space, the Project would provide significant additional open space in the form of private or semi-private open space areas such as outdoor courtyards, roof decks, and balconies.

The transportation system modifications proposed as part of the Parkmerced Development Project, as described in the Transportation Plan, would include rerouting the existing MUNI Metro M Ocean View line from 19th Avenue through the development, new and re-designed public streets, and modifications to intersections and streets around the perimeter of the site.

Off-street parking for the residential units will primarily, but not exclusively be in underground garages, and will be concentrated on the west side of the site (while units are concentrated toward the eastern half) to discourage casual usage.

This afternoon the Planning Commission will host an informational hearing and overview of the Parkmerced Project with a particular focus on the aforementioned urban design, open space, and sustainability.

∙ The Parkmerced Thirty Year Plan: Public Scoping Meeting Tonight [SocketSite]
∙ The Parkmerced Project [sf-planning.org]
∙ Parkmerced Vision Plan [sf-planning.org]
∙ Parkmerced Sustainability Plan [sf-planning.org]
∙ Parkmerced Transportation Plan [sf-planning.org]
∙ San Francisco Planning Commission Agenda: November 18, 2010 [sf-planning.org]

Posted by socketadmin at 2:00 PM | Permalink | Comments (12) | (email story)

Target + Metreon = (Twenty-Two Foot) Bull's-Eye In 2012

Unanimously approved by the San Francisco Redevelopment Agency on Tuesday, an 85,000 square foot Target could be open for business in the Metreon by mid-2012.

The project calls for the dramatic massive vertical glass fin Metreon sign at Fourth and Market to be replaced with a 22-foot diameter illuminated bull's-eye sign. At the Nov. 16 hearing, project manager Amy Neches said the red and white sign would be "artistic and textured."

"This is not your typical plastic Target you would see in the suburbs," she said.

The development is expected to generate $120,000 annually in payroll tax, $5.4 million in sales tax, and an additional $1 million at the city-owned 5th and Mission garage.

In addition to the Target, the Metreon will move and triple the size of its food court. Instead of a dark, 110-seat food court shoved into a ground floor corner, the new collection of eateries will feature 470 seats and overlook Yerba Buena Gardens.

Efforts to put a Target at Geary and Masonic continue on.

∙ Metreon Target wins approvals [San Francisco Business Times]
∙ One Word: Target. Okay, Four: Target At The Metreon? [SocketSite]
∙ YIMBY's Set Their Sights On A Target At Geary And Masonic [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (43) | (email story)

November 16, 2010

The Vision For 899 Valencia On The Northeast Corner Of 20th

It’s another underutilized infill site that’s been caught up in the Eastern Neighborhoods Area Plan development log jam which is finally starting to free.

On northeast corner of Valencia and 20th Streets an old one-story service station and surface area parking lot reside. As proposed, a 50,000-square foot, five-story mixed-use building with 18 dwelling units over 7,100 square feet of ground-floor retail space and a below-grade 18-car parking garage would rise.

Tomorrow, San Francisco’s Historic Preservation Commission will review and forward their comments on the proposed project to the Planning Department for incorporation into the project’s final environmental evaluation document.

"The proposed project requires a public hearing because its proposed height would exceed by more than 10 feet the height of adjacent properties at 877 Valencia Street and 3578 20th Street, both of which were constructed prior to 1963."

∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ 2652 Harrison: From Graffiti Canvas To Twenty Dwellings As Proposed [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (26) | (email story)

A Contract To Preserve 1818 California (Lilienthal-Orville Pratt House)

San Francisco Landmark #55, the Board of Supervisors will vote this afternoon on a Mills Act historical property contract for the Lilienthal-Orville Pratt House at 1818 California.

In exchange for agreeing to seismically reinforce the foundation of the two-story building at an estimated cost of $253,000, and to provide ongoing maintenance to preserve the building at an estimated cost of $22,667 annually (a cost that’s often overlooked in rent versus buy calculations), the contract will reduced 1818 California's annual property tax bill from $42,309 to $10,692, a savings of $31,617 per year.

Other items on the agenda for today’s Board meeting, Supervisor Mirkarimi’s resolution seeking an investigation into the going-ons at the Historic Sacred Heart Church and a few final zoning hurdles for the development of 222 Second Street for which an EIR has been approved and exceptions already granted.

∙ Historical Property Contract for 1818 California Street [sfbos.org]
∙ San Francisco’s Sacred Heart Church: A Modern Day Crusade [SocketSite]
∙ 222 Second Street Seeks Certification (And Exceptions) This Week [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (25) | (email story)

November 15, 2010

Central Subway Eminent Domain And Last Resort Housing Plan

As the San Francisco Municipal Transportation Agency scrambles to fund the non-federal portion of San Francisco’s Central Subway Project, this afternoon San Francisco’s Land Use and Economic Development Committee tackles an ordinance in support of the SFMTA’s Relocation Impact Study and Last Resort Housing Plan for the project.

Approved by the Board of Supervisors in July, the SFMTA is moving forward with five eminent domain actions – three easements for the Project tunnel, and two acquisitions for the Moscone and Chinatown Station sites.

The Moscone Station site is at 266-286 4th Street at the corner of Folsom Street in the Yerba Buena Neighborhood south of Market Street. The property is owned and operated by Convenience Retailers LLC, a multi-state gas service Station and convenience store enterprise. It is also occupied by an independent contractor hired by the property owner for smog shop services.

The Chinatown Station site [pictured above] is at 933-949 Stockton Street at Washington Street in Chinatown. It is owned by a private entity, Norman P. Chan Inc. this property contains eight retail tenants including four restaurants, two hair salons, one meat market, and a property management firm on the ground floor. The second floor contains 18 residential units, which are occupied by 19 families (approximately 56 individuals).

The estimated cost of relocation is approximately $4,187,600. And while the SFMTA continues to negotiate with all five property owners, it is also "preparing eminent domain actions, as necessary, to maintain the project schedule." Assuming there will be a scheduled to maintain of course.

∙ Dear Santa, A Pony And Two Hundred Million For A Subway Please... [SocketSite]
∙ Ordinance For Central Subway Relocation and Last Resort Housing Plan [sfbos.org]

Posted by socketadmin at 4:00 PM | Permalink | Comments (6) | (email story)

Dear Santa, A Pony And Two Hundred Million For A Subway Please...

Earlier this year the Federal green light and initial funds were given for San Francisco to enter the final design stage for the $1.6 billion Central Subway project, but the bulk of funding to construct the subway is dependent upon the San Francisco Municipal Transportation Agency securing "at least $137 million, and possibly as much as $225 million" of non-federal funds for the project.

From the Chronicle:

The hunt for funds comes at a bad time. Not only has the struggling economy dried up much transportation funding and forced Muni, like other transit agencies, to cut service and raise fares, but both the city and Congress are in the midst of turbulent political transitions. All of that could combine to complicate, delay or possibly even derail the effort to build a new subway from downtown to Chinatown - if Muni has trouble finding the funds.

Adding to the uncertainty are new Muni ridership projections that show about 14 percent fewer trips on the Central Subway than initially forecast if the agency is able to fully implement an ongoing program to improve the efficiency of the transit system.

The deadline for the SFMTA to identify their source of funds is three months away.

∙ It’s All About The Benjamins: Transbay And Central Subway News [SocketSite]
∙ San Francisco's Central Subway: Make That 2018 And An Extra $278M [SocketSite]
∙ S.F. agency must find millions for Central Subway [SFGate]

Posted by socketadmin at 8:00 AM | Permalink | Comments (36) | (email story)

November 11, 2010

2001 Market Street Prepares To Meet The Planning Commission

As we noted yesterday with respect to the proposed Whole Foods on Market, the 2001 Market Street Project in which the Whole Foods would reside is currently scheduled to be reviewed and voted on by the Planning Commission in December.

The latest details for the now 82-unit project with 41 residential parking spaces, and up to 60 for retail, which were just released:

The proposed building would be eight stories (85 feet) tall, plus an additional ten‐foot tall mechanical penthouse along Market Street and an elevator penthouse along Dolores Street, and would step down to four stories at 14th Street. The top two floors along Dolores Street and along 14th Street would be set back eight feet from the property line. The building would include about 102,400 gross square feet (gsf) of residential space with 82 residential units on Floors 2 through 8 and a dedicated residential lobby; about 31,000 gsf of commercial space on the first floor; and about 54,000 gsf of combined retail and residential parking on two levels with up to 101 spaces.

The building would have three sections: the 85‐foot tall 118‐foot wide Market Street section on its north side (the tallest element); the 302‐foot wide Dolores Street section, which would be the same height as the Market Street section but with an 8‐foot setback at 65 feet; and the 136‐foot wide 14th Street section (four stories tall with an 8‐foot set back at the third floor). Each section is designed to be visually distinct from the others.

A variety of materials would be used for the building exterior, including brick, tile, metal, glass, and cement plaster. An approximately 8,220 sq. ft. courtyard on the third floor podium would provide common usable open space for all the residential units.

Of the 82 planned units, 7 would be studios, 27 would be one‐bedroom units, 46 would be two-bedroom units, and 2 would be three‐bedroom units. Pursuant to the Residential Inclusionary Housing Ordinance, Planning Code Section 315, and Interim Controls initiated by the Board of Supervisors in February 2010 amending Planning Code Section 315,2 the project sponsor would be required to pay an affordable housing fee.

As currently envisioned, the proposed 31,000 sq. ft. retail/commercial space would be occupied by a full‐service grocery store (Whole Foods). A pedestrian entrance and exit for the retail space would be In addition to the 101 parking spaces, there would be five car share spaces and one delivery van space located at the corner of Market and Dolores streets. An approximately 350‐square‐foot commercial space would be located at the corner of 14th and Dolores streets at ground level.

The proposed parking program would include up to 101 spaces, of which 41 spaces on Garage Level B2 would be for the residential units and 60 parking spaces on Garage Level B1 would be for retail use.

The residential vehicle access leading down to Garage Level B2 would be located on 14th Street, approximately at the mid-point of the building façade. Adjacent, just to the west of that opening, would be the retail loading dock, which would have recycling and trash facilities for the grocery store. The retail parking entry and exit would be on Dolores Street, about 40 feet north of the corner of 14th Street.

Garage Level B1 also would have space for a grocery delivery van and three non‐exclusive use car share spaces. Garage Level B2 would have two exclusive‐use car share spaces. Six of the parking spaces would be handicapped‐accessible: three residential parking spaces on Garage Level B2, and three retail parking spaces on Garage Level B1. All parking spaces on both levels would be independently accessible. At least 16 Class II bicycle racks (accommodating 32 bicycles) would be provided at grade on Market Street and 18 Class II bicycle spaces in Garage Level B1 for the retail use. Showers and lockers would be located within the store for employees who bike to work. There would also be at least 41 Class I bicycle parking spaces for residents’ use on Garage Level B2 in a secure storage room near the elevators to Market Street.

The off‐street loading dock located at Garage Level B1 with access from 14th Street would serve the proposed full‐service grocery store. The proposed loading dock would be about 66 feet deep, and fully accommodate one truck with a 36‐foot trailer. The loading dock door would be closed at all times except when trucks are arriving or departing the loading dock area. The two existing on‐street loading spaces on the 14th Street frontage of the project site would remain.

According to Planning Code Section 135, the open space requirement for the proposed project would be 80 sq. ft. of private open space per dwelling unit or 106 sq. ft. per unit if provided in common. Ten units would have sufficient private open space. The common usable open space for the other 72 units would be required to be a minimum of 7,887 sq. ft. in size to meet the Planning Code requirements. The proposed project would provide 8,220 sq. ft. of common open space on the third floor podium. These proposed project totals for private and common open space would exceed Planning Code open space requirements.

As part of the proposed project, nine new street trees would be planted along Dolores Street in front of the project building in order to comply with Section 143 of the Planning Code. The four street trees along Market Street in front of the project site would remain, and two new trees would be planted, for a total of six trees on Market Street in front of the proposed project building. On 14th Street, the two existing trees would be replaced and two new trees would be added, for a total of four trees on 14th Street.

The Planning Department is considering improvements to the sidewalks and travel lanes on Market, Dolores, and 14th streets adjacent to the project site. These off‐site improvements are analyzed as a variant of the proposed project. They would involve widening the sidewalks adjacent to the project site in order to create bulb‐outs on both the east and west sides of the Market and Dolores Street corner; extending the Dolores Street median at Market Street and at 14th Street; straightening the crosswalk across Market Street on the west side of Dolores Street; extending the eastbound bike lane at the intersection of Market and Dolores Street; eliminating the existing eastbound right‐turn only lane from Market to Dolores Street; and eliminating one travel lane in each direction on Dolores Street, between Market and 14th streets. If the bulb‐outs are approved, two of the street trees proposed on Dolores Street as part of the project would be replaced with other landscaping.

The latest timeline calls for a month of demolition followed by eighteen (18) months of construction. And now "assuming that construction would begin in the 3rd quarter of 2011, the building would be ready for occupancy in the 1st quarter of 2013."

∙ Whole Foods Concerned About Market (Street), Delaying On Haight [SocketSite]
∙ Drawings And Details For The Proposed Development Of 2001 Market [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (8) | (email story)

November 10, 2010

Whole Foods Concerned About Market (Street), Delaying On Haight

The parking and traffic concerns that are being blamed for torpedoing a Trader Joe's in the Castro are now front and center with respect to the planned Whole Foods at 2001 Market.

"They have a potential queuing problem," said Bill Wycko, the department's environmental review officer, referring to concerns that cars will be backed up and blocking traffic while waiting to get into the store's planned 60-space parking lot off Dolores Street.

"If they can't manage the queuing issue, paid parking would become a tool," he said.

"The issue is definitely something we're concerned about, especially as it can impose an unfair competitive burden on us compared to other stores in the area," said Adam Smith, Whole Foods' design and construction coordinator.

The 2001 Market Street project is scheduled to be presented to the Planning Commission next month. Assuming approval, the Prado Group plans to start construction on the development next fall which would enable the grocery store to open in 2012 and residential units fall 2012.

And while originally expected to open in time for the December holidays, it appears as though its opening of the Whole Foods at the corner of Stanyan and Haight has been pushed back to February 2011 as construction on the Cala conversion continues on.

∙ Trader Joe’s Reportedly "Outed" From The Castro Over Traffic [SocketSite]
∙ Drawings And Details For The Proposed Development Of 2001 Market [SocketSite]
∙ Parking threatens to curb Whole Foods in Castro [SFGate]
∙ Whole Foods Here By End Of The Year As Cala Gutting Commences [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (61) | (email story)

It’s Down To San Francisco And The Port That Shall Not Be Named

According to the Chronicle, Valencia has slipped from contention to host the America's Cup in 2013, leaving just San Francisco and "an undisclosed Italian port" in the running to host.

∙ S.F. is 1 of 2 finalists to host America's Cup [SFGate]
∙ The Pitch To Sail The America’s Cup Into San Francisco's Bay [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (11) | (email story)

North Beach Branch Library: No Landmark Status For You!

Ignoring the recommendation of San Francisco's Historic Preservation Commission, and siding with the recommendation of its Land Use and Economic Development Committee, yesterday San Francisco’s full Board of Supervisors voted 10 to 1 against landmark status for the North Beach Branch Library helping clear the way for the North Beach Library/Joe DiMaggio Playground Master Plan.

∙ With Whom Will San Francisco's Full Board Of Supervisors Side? [SocketSite]
∙ Split Decision For North Beach Branch Library Landmarking So Far [SocketSite]
∙ Preservation Commission Recommends New North Beach Landmark [SocketSite]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (17) | (email story)

November 8, 2010

Pier 70 Deadline Extended (Prior To Any Punking)

We’re trying not to read too much into it, but today the Port of San Francisco extended the deadline for developers to respond to a Request for Qualifications to develop San Francisco’s Pier 70 Waterfront Site from November 18 to December 13, 2010.

If we should be reading into it and you have the inside scoop, pass it along. And hey, at least they extended the deadline before it had passed (and punking a development team in the process) this time around.

∙ Now Calling All Developers For San Francisco’s Pier 70 [SocketSite]
∙ JustQuotes: Bad Market, Then Back To Big Projects Like Pier 70 [SocketSite]
∙ Seawall Lot 351: This Time The Port Does The Punking (RFP Wise) [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (0) | (email story)

November 3, 2010

1645 Pacific Avenue Take Two (And Planning) Tomorrow

Continued from the meeting last week, the proposed development at 1645 Pacific Avenue is back in front of San Francisco’s Planning Commission tomorrow seeking certification of its Environmental Impact Report (EIR) and Conditional Use Authorization to build.

The proposal is to demolish an existing building containing automotive repair and parking uses and a portion of another automotive repair building, and to construct a new six-story over basement building containing approximately 39 dwelling units [(reduced from 48)], 41 off-street parking spaces [(reduced from 49)], and approximately 3,200 square feet of groundfloor commercial uses.

The mix of dwelling units includes 6 junior one-bedroom units, 1 one-bedroom unit, 29 two-bedroom units, and 3 three-bedroom units.

The site as it currently (more or less) appears:

Other items on Planning’s agenda, a proposed ordinance to increase affordable housing requirements in the SoMa Youth and Family Special Use District (an area roughly bounded by Natoma, Harrison, Fourth and Seventh streets), a presentation of the latest Parkmerced development proposal, and a few requests to review neighbors’ applications to expand.

From a neighbor's request to review one such expansion project in the Marina: "The applicant has responded with arrogance and hostility to all neighbors." And note the Planning Department recommends voting against the aforementioned ordinance.

∙ San Francisco Planning Commission Agenda: November 4, 2010 [sf-planning.org]
∙ The 1645 Pacific Project: Latest Designs (And Neighbors’ Concerns) [SocketSite]
∙ Planning For 5,700 New Homes In San Francisco’s Parkmerced [SocketSite]
∙ Pagoda Theater Preview (And Signs Of Progress All Around) [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (2) | (email story)

November 2, 2010

Salesforce.com Acquires 14 Mission Bay Acres To Build 2 Million Feet

Salesforce.com has acquired the undeveloped portions of Mission Bay lots 26 and 27 and all of Mission Bay lots 29-34, a total of 14 South Mission Bay acres, from Alexandria Real Estate Equities for $278 Million with the intention of building a nearly 2 million square-foot campus, four times its current square-footprint in San Francisco.

Two of the acquired lots are directly across the street from UCSF’s new Mission Bay Medical Center which is now under construction, thanks in large part to a $100 million donation from Salesforce.com founder Marc Benioff.

∙ An Overview Of Mission Bay [SocketSite]
∙ The (Incomplete) Conceptual Massing For SF’s Mission Bay [SocketSite]
∙ The Building Of UCSF’s New Mission Bay Medical Center Is Underway [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (58) | (email story)

November 1, 2010

SFMOMA Expansion, Fire Station Relocation And…Housing Project

Additional details have started to emerge with respect to the proposed SFMOMA Expansion and Fire Station Relocation project which includes an "up-to-approximately" 235,000 square foot expansion of the existing museum, the building of a new fire station at 935 Folsom, and…a new four-story residential building of up to 13 units fronting Shipley Street.

The total square feet of new construction that could be built within the maximum zoning envelope [for the expansion] is approximately 340,000 square feet. However, SFMOMA proposes approximately 235,000 square feet of new construction, such that the project would occupy less than 70 percent of the potential building envelope [shown above - click image to enlarge]...it is assumed that the SFMOMA Expansion could occupy either the full height limit permitted at the site (320 feet) or the maximum bulk allowable...in order to accommodate the up-to-235,000-square-foot addition as proposed.

The Expansion would increase SFMOMA’s gallery space by up to 133,500 square feet (comprising 13,500 square feet of renovated space in the existing museum, 60,000 square feet of space in the SFMOMA addition, and 60,000 square feet of space in new development along Howard Street), including galleries to house the Fisher Collection, and would allow the museum to consolidate its back-of-house functions that are currently housed partly in the museum and partly at a nearby off-site location at 673 Mission Street.

Along with the expansion uses noted above, some areas of the existing SFMOMA building would likely be reprogrammed as follows:

• approximately 12,000 square feet of existing support space on the third and fourth floors would be converted to gallery space;

• approximately 30,000 square feet of existing basement support and staff garage space would be renovated to serve as storage;

• the existing education center adjacent to the second floor galleries may be re-located to the main level, off the atrium; and

• the café functions may be expanded from approximately 4,000 square feet to 10,000 square feet.

The remaining space within the existing building, including the retail area and galleries, would not be altered, although some of the public areas may be reprogrammed to other public uses, such as a full service restaurant of approximately 5,000 square feet. The 18-space staff parking area in the basement of 151 Third Street would be eliminated and be converted to art storage or other back-of-house functions.

The existing fire station at 676 Howard Street would be demolished to allow construction of the SFMOMA Expansion project. To allow the existing fire station to be demolished, a new fire station would be constructed at 935 Folsom Street to replace it. As the fire station would not require the entire 14,400-square-foot property, the lot at 935 Folsom Street would be subdivided into two parcels and would include two uses: the new fire station fronting Folsom Street and a multi-family residential building with up to 13 units fronting Shipley Street.

The replacement fire station would be built on the northerly 9,000 square foot parcel referred to as Lot A and the multi-family residential project would be built on Lot B, the 5,400 square foot southerly portion of the lot, with a portion of both Lots A and B also providing at-grade parking for firefighters (13 spaces for cars parked in tandem plus one space for disabled drivers; the personal vehicles of fire fighters would remain parked for each firefighter’s 24-hour shift). The eight spaces of surface parking on Lot B would be provided pursuant to a parking easement.

The new fire station would be two stories plus a mezzanine level. It would be an approximately 34-foot-tall structure with a gross area of between 13,000 and 15,000 square feet and a footprint of approximately 6,750 square feet. The fire station’s staffing level and equipment would not differ from the current condition at Fire Station No. 1. (The existing fire station is staffed by 13 firefighters and houses three vehicles.) The fire station would have three bay doors (as opposed to two bay doors at the existing fire station) fronting on Folsom Street and a surface area for firefighter parking located at the rear of the station. The staff parking area would be accessed from Falmouth Street. The new fire station would rest on a pile-supported foundation.

The residential building fronting Shipley Street would be a four-story, 45-foot-tall structure with a subterranean parking garage. The garage would comprise approximately 5,550 square feet and would be accessed from Falmouth Street. The above-grade structure would have a gross area of about 14,000 square feet, and would include up to 13 residential units. The residential units would consist of about two studios (approximately 450 square feet in size); five one-bedroom units (approximately 700 feet in size); and six two-bedroom units (approximately 1,000 square feet in size). Approximately 1,040 square feet of open space to serve the residential uses would be provided on the site. Excavation to a depth of 10 feet below grade would be required for construction of the building’s basement level garage (which would contain 10 vehicle spaces with a portion of the subterranean parking area being located beneath the 20-foot at grade parking easement provided for the fire fighters’ vehicles).

Construction of the new fire station is expected to begin in late 2011 to early 2012 and take a total of about 12 months to complete; demolition would take approximately 2 weeks followed by approximately 11½ months of construction. (If the residential building were constructed subsequent to the fire station it would take approximately 14 to 16 months to complete.)

Construction on the museum expansion project would likely start no earlier than 2013.

∙ Let It Snø! (Snøhetta Snags SFMOMA Expansion Project) [SocketSite]
∙ 935 Folsom: Warehouse Squat Sweatshop Condos Fire Station! [SocketSite]
∙ SFMOMA Expansion/Fire Station Relocation and Housing Project [sf-planning.org]

Posted by socketadmin at 2:30 PM | Permalink | Comments (1) | (email story)

2652 Harrison: From Graffiti Canvas To Twenty Dwellings As Proposed

Speaking of the Historic Preservation Commission, on Wednesday the Commission will review and comment on an application to demolish the vacant 20-foot tall commercial building at 2652 Harrison constructed circa 1939 and replace it with a new 40-foot-tall building of four stories with 20 dwelling units over parking for 17 cars.

The proposed project is subject to the Eastern Neighborhoods Area Plan Interim Permit Review Procedures for Historic Resources in effect until such time as the Historic Preservation Commission adopts the forthcoming Historic Resources Survey.

All proposed new construction that would result in an increased building envelope with a height exceeding 55 feet, or an increased building envelope with a height 10 feet greater than an adjacent building constructed prior to 1963 shall be forwarded to the Historic Preservation Commission for review and comment during a regularly scheduled hearing with any comments to be forwarded to the Planning Department for incorporation into the project’s final environmental evaluation document.

The proposed project requires a public hearing because its proposed height would exceed by more than 10 feet the height of adjacent properties at 2650 and 2660 Harrison Street, both of which were constructed prior to 1963.

As the site more or less appears today (and has for quite some time):

∙ 2652 Harrison: Request for HPC Review and Comment [sf-planning.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (12) | (email story)

October 27, 2010

Pagoda Theater Preview (And Signs Of Progress All Around)

In addition to the proposed rehabilitation and expansion of David Ireland’s 500 Capp Street, and a vote on the proposed 48-unit development at 1645 Pacific, the long shuttered North Beach Pagoda Theater is back in front of San Francisco's Planning Commission tomorrow afternoon.

With authorization to convert the dilapidated theater into 18 condos over ground floor commercial and 27 parking spaces approved by the Planning Commission nearly two years ago, the project sponsors are now requesting an amendment to change their Affordable Housing Requirement from constructing 4 off-site BMR units to paying an in-lieu fee.

With respect to the re-development as proposed:

New openings will be introduced on all elevations to allow for a residential use on the upper floors. A courtyard will be inserted on both the north and south elevations in order to provide additional light, air, and open space to the residential units.

The ground floor will contain a residential entrance and offstreet parking entrance and two retail commercial spaces – a 1,000 square foot space, and a space for La Corneta restaurant, of approximately 4,000 square feet but less than 3,999. The project does not propose any expansion of the existing building envelope.

The Planning Department recommends approval of the project and we’ll happily note the second floor bay windows have been removed from the latest rendering (while also noting that as a condition of approval, "The project sponsor shall continue to work with Planning Department staff on the details of the design of the project").

The prior rendering for reference:

∙ The Plans To Preserve (And Expand Upon) David Ireland’s 500 Capp [SocketSite]
∙ The 1645 Pacific Project: Latest Designs (And Neighbors’ Concerns) [SocketSite]
∙ Inside The “Landmark” Pagoda Theater (And Tussle) In North Beach [SocketSite]
∙ San Francisco Planning Commission Agenda: October 28, 2010 [sf-planning.org]
∙ North Beach Pagoda Theater Plans Approved By Planning, But... [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (16) | (email story)

October 25, 2010

The Plans To Preserve (And Expand Upon) David Ireland’s 500 Capp

Artist David Ireland passed away in May 2009 a year after selling the 1886 Victorian he had lived in since 1975 and transformed into a work of art residence.

Purchased for $892,058 by Carlie Wilmans, granddaughter of arts benefactor Phyllis Wattis and director of the Phyllis C. Wattis Foundation, in a bid to preserve Ireland’s legacy, the proposal to rehabilitate and preserve 500 Capp Street will be heard this week.

The project will rehabilitate and restore the existing single-family residence, former home of conceptual artist David Ireland, for use as an artist-in-residence program and archive/study center (Community Facility), operated by the 500 Capp Street Foundation.

A free-standing, four-story residential (caretaker’s) unit with one off-street parking space will be constructed at the rear of the parcel. The Zoning Administrator will hear related rear yard, open space, and parking setback on street frontages variance requests for the proposed new building at the rear of the parcel.

The proposed project would result in two residential units (of approximately 2,440 square feet (sf) and 1,150 sf), one off-street parking space, and an approximately 1,320 sf archive/study center (Community Facility) in basement of existing building.

The 500 Capp Foundation proposes to establish an artist-in-residence program with one to two artists occupying and being inspired by the existing house on a short-term residency. Exhibition of artworks related to the artist-in-residence program may occur on a limited basis. The David Ireland archive/study center in basement of existing building will be open by appointment only.

Jensen Architects is leading the architectural charge. And while the project requires a conditional use authorization from the Planning Commission to move forward, the Planning Department recommends the project’s approval (as do we).

Access to 500 Capp Street would be by way of open houses ("space in the house is limited and due to the delicate nature of the house and its’ contents, the open houses would be limited to a set number of people, not to exceed 20 per hour") and private tours.

∙ David Ireland's 500 Capp Street: Inside And Soon To Be On The Market [SocketSite]
∙ 500 Capp Street Proposal And Designs [sf-planning.org]

Posted by socketadmin at 12:30 PM | Permalink | Comments (26) | (email story)

October 21, 2010

Trader Joe’s Reportedly "Outed" From The Castro Over Traffic

Last stymied by Radio Shack, it now appears that Trader Joe’s has given up on opening a Market and Noe Center (2280 Market) store due to "irresolvable traffic issues" and subsequent parking requirements which were being imposed by the Planning Department.

Supervisor Bevan Dufty, who represents the Castro, said he was not made aware of Trader Joe's decision when he met with company officials three weeks ago. However, he was told that a condition imposed by the city's Planning Department on Trader Joe's - that it would have to charge for parking at a nearby lot, in order to dissuade shoppers from making short driving trips to the store - was a "deal breaker," according to Dufty.

No official word on what this means for the Market and Noe Center whose owner was quoted last year as noting "nearly three years with no anchor tenant, a huge mortgage, the building on the verge of being lost, resources exhausted, and hope fading" prior to announcing Trader Joe's would save the day.

∙ Trader Joe's In The Castro Currently Stymied By A Shack [SocketSite]
∙ Trader Joe's move to Castro on hold [SFGate]
∙ Out With Tower Records (Three Years Ago), In With Trader Joe’s? [SocketSite]

Posted by socketadmin at 8:10 AM | Permalink | Comments (99) | (email story)

October 18, 2010

New And Improved? The Latest Fairmont Hotel And Condo Rendering

A plugged-in tipster delivers the revised design for the proposed Fairmont Tower and Mid-Rise above. As was originally proposed prior to the public's and Planning’s feedback below.

And once again, as currently exists:

All comments on our earlier piece (such as "what the...").

∙ Fairmont Hotel Plans Front And Center And Up For Approval Thursday [SocketSite]

Posted by socketadmin at 3:40 PM | Permalink | (email story)

Fairmont Hotel Plans Front And Center And Up For Approval Thursday

The proposed plan for the "Fairmont Hotel Revitalization" and Residential Tower Project is up for approvals this Thursday in a special joint session between the Planning and Historic Preservation Commissions scheduled to start no earlier than 1:30 pm at City Hall.

The Planning Department recommends the Commission certify the project’s Environmental Impact Report, approve the conversion and consolidation of up to 286 hotel rooms to condominium use, and approve the demolition of the existing 5-story podium (which houses the Tonga Room) and 23-story tower which would be replaced with a new podium, 5-story mid-rise, and 26-story tower (below which 350 vehicles would park).

The Planning Department also recommends the Historic Preservation Commission approve a Certificate of Appropriateness for the proposed exterior rehabilitation of the Fairmont’s California Street and east elevations along with the work necessary to demolish and rebuild said podium and tower.

UPDATE: A plugged-in tipster delivers the revised design (now above) based on the public's and Planning’s feedback. The design as originally proposed below:

∙ Fairmont Hotel Revitalization And Tower Rebuilding As Proposed [SocketSite]
∙ Saving Tatanka The Tonga Room [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (17) | (email story)

The South Mission Historic Thirteen (And 988)

The Planning Department’s recently completed South Mission Historic Resource Survey of 3,752 individual properties within the roughly 100 block square bounded by 20th Street, Cesar Chavez, Potrero Avenue and Guerrero is up for adoption by San Francisco’s Historic Preservation Committee this week.

The Survey identities 988 potentially historic properties and 13 historic districts as outlined in red above and linked to in detail below:

∙ Shotwell Street Victoriana Historic District
∙ South Mission Avenues and Alleys Historic District
∙ East Mission Florida-to-Hampshire Streets Historic District
∙ Horner's Addition East Historic District
∙ Gottlieb Knopf Block Historic District
∙ Von Schroeder-Welsh Block Historic District
∙ 23rd Street Shops and Row-Houses Historic District
∙ Alabama Street Pioneers Historic District
∙ Hampshire Street False-Fronts Historic District
∙ Olsen’s Queen Anne Cottages Historic District
∙ Juri Street Historic District
∙ O’Donnell-Fowler Homes Historic District
∙ Orange Alley Stables and Lofts Historic District

The South Mission Historic Resources Survey was conducted in order to provide information on the location and distribution of historic resources within the Eastern Neighborhoods Mission Area Plan for the purposes of long-range policy planning.

The survey also provides information for use in permit processing, environmental review, and making recommendations for official nominations to historic registers.

∙ South Mission Historic Resource Survey [sf-planning.org]
∙ South Mission Historic Resources Survey Summary [sf-planning.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (17) | (email story)

October 12, 2010

35 Lloyd Redux: It's Getting Hot Out There In Here...

Having been continued from the meeting on September 16, the proposed four-story development at 35 Lloyd is back in front of San Francisco’s Planning Commission this Thursday.

Once again, the Planning Department recommends approval of the plans for the undeveloped lot, the neighbors oppose, and the majority of supporters all work for Vanguard Properties (although none self-identified as such).

A bit of background from a plugged-in reader:

The lot has always been the garden for 45 Lloyd. The original owner, Max Wisenhutter, split the lot around 1900 (according to Sanborn Maps). He kept one lot and gave the other to his daughter. The daughter sold both lots in the 60s to Herb Donaldson.

Herb passed away in December 2008, and his estate sold the house and garden separately to cover estate taxes. They took the first offer they got, which is why it went so cheap. Most neighbors didn't even know the garden was a separate lot until it sold.

The lot sold for $635,000 in October of last year.

UPDATE: Added as an addendum to the Planning Commission packet for 35 Lloyd, the project sponsors have noted that of the 18 letters of opposition received for the project, the authors of 12 letters live in houses as tall as the proposed project. Images of said houses were included for good measure.

The project sponsors also cite "inaccuracies and inconsistencies" in the opponents renderings of the proposed project.

∙ Who (Or What) Will Get To See The Light Of Day On Lloyd? [SocketSite]
∙ The Vanguards Of Development For 35 Lloyd [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (13) | (email story)

October 8, 2010

The Evolution Of Dance Design For 2559 Van Ness

As the proposed Naylor & Chu design for 2559 Van Ness at the corner of Filbert has evolved in a bid for Planning’s approval, some changes have been less visible than others such as reducing the number of proposed parking spaces from 38 to 31 while adding 14 bicycle spaces in the basement.

In the more visible category (and as conditions for approval):

To reduce the perceived mass and bulk of the project and to better relate the building to Surrounding…all facades at the sixth floor – with exception of the proposed corner bay at the intersection and the south side façade – shall be setback a minimum of two feet from the main façade. The finish exterior material at the sixth floor shall be visually distinct from the main façade to further aid in mitigating the mass and bulk of the project.

Clear glazing shall be used on all facades. Mirrored, tinted or frosted/translucent glass shall not be permitted, with the exception of the southern side property line wall where obscure or frosted/translucent glass may be used.

An attractive ground floor commercial space shall be maintained by providing visibility of the commercial interior through clear storefront windows.

With respect to said commercial space, a "tenant has not identified at this time; however, the project sponsor [Tim Brown of Brown & Co.] is contemplating locating his real estate company [there]."

Oh, and "eleven, 24-inch box sized street trees shall be planted" out front.

∙ From Gas Station To Condos And North Beach Library Hearing Tonight [SocketSite]
∙ Fill'er Up (With Condos) At Van Ness And Filbert As Proposed [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (9) | (email story)

October 7, 2010

From Gas Station To Condos And North Beach Library Hearing Tonight

Amongst other items in front of San Francisco’s Planning Commission this afternoon, a vote on the proposed 27-unit development at 2559 Van Ness and Filbert as rendered above and for which the Planning Department recommends approval, and an informational presentation on San Francisco’s Better Streets Plan.

And scheduled for 6 pm tonight, it’s the public hearing on the Draft Environmental Impact Report for the North Beach Library and Joe DiMaggio Playground Master Plan.

Bring plenty of popcorn and be sure to report back.

∙ San Francisco Planning Commission Calendar: October 7, 2010 [sf-planning.org]
∙ Fill'er Up (With Condos) At Van Ness And Filbert As Proposed [SocketSite]
∙ Better Streets San Francisco: Neighborhood Meetings [SocketSite]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (5) | (email story)

October 6, 2010

42 Harriet: From Surface Area Parking Lot To 23 Units As Proposed

As proposed a 45-foot-tall, four-story, residential building with 23 single room occupancy (SRO) units would rise where a surface area parking lot currently resides at 42 Harriet.

Previously misidentified as 38 Harriet, the "contributor to [a] potential historic district" building built in 1925 next door, today the Planning Department seeks the Historic Preservation Commission’s comments on "whether the proposal is compatible and appropriate in terms of size, massing, scale, choice of material and detail" with said adjacent contributor (and within said potential historic district).

∙ Small Can Be Beautiful But...Will "SmartSpace" Sell In San Francisco? [SocketSite]
∙ 42-48 Harriet Street HPC Review [sf-planning.org]

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

San Francisco’s Supervisors Vote 9-2 To Support America’s Cup Bid

San Francisco’s Board of Supervisors voted 9-2 to endorse Mayor Gavin Newsom's term sheet and support San Francisco’s bid to host the 34th America’s Cup. Supervisors Chris Daly and John Avalos cast the two dissenting votes.

∙ QuickLinks: Term Sheet For San Francisco's Bid For America’s Cup [SocketSite]
∙ San Francisco’s America’s Cup Fundraising And Property Pledge [SocketSite]
∙ The Pitch To Sail The America’s Cup Into San Francisco's Bay [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (13) | (email story)

October 5, 2010

It's The Joseph And Joe Show At San Francisco’s HPC This Week

In front of San Francisco’s Historic Preservation Commission (HPC) tomorrow afternoon, an application to rehabilitate the Joseph D. Grant Building at 1095 Market Street along with a plan to convert the eight-story steel frame building designed by Newton Tharp and clad in pressed brick and brownstone terra cotta from office use to a hotel/hostel with up to 94 rooms and a restaurant, bar, and nightclub.

Also in front of the HPC this week, requests to add 150 Otis and 116 New Montgomery to the National Register of Historic Places and a public hearing on the Draft Environmental Impact Report for the North Beach Library/Joe DiMaggio Playground Master Plan.

∙ 1095 Market Street: Permit to Alter Case Report [sf-planning.org]
∙ San Francisco Historic Preservation Commission Calendar: 10/6/10 [sf-planning.org]
∙ 150 Otis: Details For Redevelopment Into "Veterans Commons" [SocketSite]
∙ North Beach Library/Joe DiMaggio Playground Master Plan Report [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (11) | (email story)

San Francisco's Great Blue Greenway Vision And Interconnected Plans

As developers have until November 18 to decide whether or not to throw their hats into the ring with respect to San Francisco’s Pier 70, the Port reminds us of their vision for a series of interconnected waterfront parks lining the bay known as the Blue Greenway Project.

The Blue Greenway vision for Pier 70 includes picnic areas, a plaza or amphitheater, a multi-use green with viewing platforms, and perhaps a fishing pier and playground while the vision for Warm Water Cover at the end of 25th Street to the south (and to which Pier 70’s greenway could connect) includes includes acres of new vegetation, furnished picnic grounds, and even a potential off road bicycling (BMX) track or skate park.

Click either image to enlarge.

∙ Now Calling All Developers For San Francisco’s Pier 70 [SocketSite]
∙ Blue Greenway Planning and Design Guidelines [sf-port.org]

Posted by socketadmin at 8:30 AM | Permalink | Comments (2) | (email story)

October 4, 2010

A Trio Of Renzo Piano SOM Towers At 50 First Street As Proposed

While the designs for a cluster of Renzo Piano-designed ultra-thin towers at the corner of First and Mission may have fallen by the wayside, plans for building upon the seven parcels a.k.a. 50 First have not as Marcus Heights, LLC, proposes to demolish four existing structures and develop three SOM designed towers ranging in height from 184 to 915 feet with solar/wind energy collection features atop.

The project site, comprising seven parcels, and portions of Elim Alley and Jessie Street, is approximately 56,860 square feet in size. All lots are within Block 3708 and include 50 First Street, 62 First Street, 76‐78 First Street, 88 First Street, 512 Mission Street, 516 Mission Street, and 526 Mission Street; the three parcels with addresses on Mission Street are currently vacant.

The three proposed towers would accommodate a mix of office (approximately 1.25 million square feet), residential (about 182 dwelling units), retail (approximately 43,000 square feet), and hotel (about 266 rooms) use, along with a 15,000‐square‐foot entertainment venue (performance theater), five levels of below grade parking (about 310 spaces), off‐street loading spaces, and publicly accessible open space.

Tower One would front on First Street and would span the portion of Jessie Street that runs through the project site. The 64‐story building would be 850 feet tall to the roof (915 feet tall to the top of the parapet and solar/wind energy collection features), and would include an 83‐foot tall base that would also have frontage on Stevenson Street, where the proposed performance theater would be located. The building would contain approximately 43,000 square feet of retail and the 15,000 sf performance theater on levels one through three. Mechanical space would occupy the topmost story. The remaining 60 stories would provide approximately 1.25 million square feet of office space. The tower would span the easternmost portion of Jessie Street, which would be closed to vehicular traffic and converted into a 20‐foot‐tall public pedestrian passageway (Jessie Street Galleria) flanked by retail space and lobbies serving the office use. The First Street frontage, moving from north to south, would include the theater entrance, office lobby, entrance to the Jessie Street Galleria, second office lobby and a retail store. The Stevenson Street frontage would include retail space and a garage/loading dock driveway separated by an open pedestrian entry to the interior passageway linking Stevenson Street, Mission Street and First Street via the proposed Jessie Street Galleria. An approximately 5,100‐square‐foot publicly accessible roof terrace would be developed atop the 83‐foot tall theater, fronting on Stevenson Street.

Tower Two would front Mission Street and Ecker Place. The 56-story building (605 feet to the roof, 640 feet to the top of the parapet) would include residential and hotel uses above the ground-floor entrances and two levels of hotel service space. Approximately 266 hotel rooms would be located on floors four through 22 and approximately 160 residential units would occupy levels 23 through 55. A mechanical level would occupy floor 56. The ground floor would include a hotel entrance, a residential lobby on Ecker Place, and a retail space at the corner of Mission and Ecker. The hotel lobby would be on the second floor, and hotel function space would occupy level 3. Publicly accessible open space would occupy the set back area between Tower Two and the Mission Street and Ecker Place property lines.

Tower Three would be located at the northwest corner of Mission and First Streets. This 15-story, 174-foot tall building (184 feet tall to the top of the parapet), would include retail space and a residential lobby on the ground floor and 22 residential units on the upper levels. Tower Three would be separated from the rest of the proposed project by a “T” shaped parcel (84 First Street) that is not under the control of the project sponsor and not included in the project site.

The project as proposed would either require approval of the proposed Transit Center District Plan and accompanying rezoning with respect to increased height limits or a site-specific amendment of the Planning Code and General Plan height maps by way of the Board of Supervisors upon recommendation from the Planning Commission.

Next step, the preparation of an environmental impact report (EIR).

∙ Proposed Piano Parcels (Including 50 First Street) On The Market [SocketSite]
∙ The Grand Plan For A San Francisco "Transit Center District" [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (14) | (email story)

September 30, 2010

Planning Commission Today, Randolph Tomorrow As Proposed

In addition to the fates of 673 Brussels and 448 Diamond, the appeal of the proposed development at 1050 Valencia and an application to build at 380-398 Randolph Street will be heard by San Francisco’s Planning Commission this afternoon as well.

With respect to the development on Randolph:

The proposed project includes the construction of a new, three-story, mixed-use structure on the existing paved parking lot. As proposed, the new building would provide two retail spaces at the ground level, eight residential units with eight off-street, below grade parking spaces, and an 18-room Residential Care Facility that can accommodate up to 36 occupants.

The Department recommends the Commission approve the development on Randolph.

∙ A Family's Plea To Rebuild Their Home (And Planning’s Objections) [SocketSite]
∙ The Planning Department’s Very Different Criterion For 448 Diamond [SocketSite]
∙ San Francisco Planning Commission Calendar: September 30, 2010 [sf-planning.org]
∙ Don’t Put A Fork In Spork Quite Yet (The Appeal Of 1050 Valencia) [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (14) | (email story)

QuickLinks: Term Sheet For San Francisco's Bid For America’s Cup

∙ Term Sheet For Hosting 34th America’s Cup In San Francisco [oewd.org]
∙ Mayor Newsom's America’s Cup Term Sheet Summary Memorandum [oewd.org]
∙ San Francisco’s America’s Cup Fundraising And Property Pledge [SocketSite]
∙ The Pitch To Sail The America’s Cup Into San Francisco's Bay [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (0) | (email story)

September 29, 2010

The Planning Department’s Very Different Criterion For 448 Diamond

While San Francisco’s Planning Department recommends the Planning Commission deny a family's application to demolish and rebuild their long-time single-family home at 673 Brussels, at the same time they’re recommending the Commission approve the demolition and rebuilding of the recently purchased (2007) single-family home at 448 Diamond.

The basis for the Planning Department’s recommendation for 448 Diamond:

1. The Project will replace one, three bedroom family-sized dwelling-unit with a new, five bedroom family-sized single-family home.

2. No tenants will be displaced as a result of this Project.

3. Given the scale of the Project, there will be no significant impact on the existing capacity of the local street system or MUNI.

4. Although the structure is more than 50-years old, a review of the Historic Resource Evaluation resulted in a determination that the existing building is not an historic resource or landmark.

Point number one was actually held against the bid for 673 Brussels ("The Project will not result in a net gain of dwelling-units") while the other three points hold true for both.

And while the specter of losing affordable housing stock is raised with respect to 673 Brussels (even though it’s not speculative development), it’s brushed aside with respect to 448 Diamond (which fails Planning’s protection of affordable housing criterion as well).

∙ A Family's Plea To Rebuild Their Home (And Planning’s Objections) [SocketSite]
∙ Discretionary Review Analysis: 448 Diamond [sf-planning.org]

Posted by socketadmin at 12:00 PM | Permalink | Comments (31) | (email story)

San Francisco’s America’s Cup Fundraising And Property Pledge

San Francisco’s pitch to host the 2013 America’s Cup now includes a promise "to raise at least $270 million from businesses and other sponsors" as well as "helping event participants to secure drivers licenses, trying to obtain federal legislation to allow foreign-flagged vessels for the event to stop in more than one U.S. port, and promoting the premier regatta with publicly controlled advertising space."

No word on what happens, or who's on the hook, if fundraising efforts fall short.

And once again, "Mayor Gavin Newsom's administration is proposing the free use of Port of San Francisco property stretching south of the Bay Bridge from Pier 28 to Pier 50 and a rent-free lease of 66 to 75 years and future development rights for Piers 30-32, an adjacent parking lot and Pier 50" in a bid to secure the race.

∙ The Pitch To Sail The America’s Cup Into San Francisco's Bay [SocketSite]
∙ S.F. promises money, land for America's Cup [SFGate]

Posted by socketadmin at 7:00 AM | Permalink | Comments (23) | (email story)

September 27, 2010

A Family's Plea To Rebuild Their Home (And Planning’s Objections)

This isn’t a case of neighbors objecting while those outside the neighborhood with a vested interest in the project make up the majority of support. It isn’t a case of alleged willful neglect in order to circumvent a needed demolition permit. And it isn’t a case of speculative development in somebody else’s backyard.

No, this is a case of 21 letters from neighbors in support of the project without a single voice opposed. It’s a case of children being overwhelmed while trying to manage their deceased parents’ long-time family home. And it’s a case of a family wanting to replace their outdated single-family home with another they plan to occupy themselves.

All that being said, the Planning Department recommends the Planning Commission disapprove the application to demolish and rebuild 673 Brussels Street. The basis for the Planning Department's recommendation:

1. The Project will not result in a net gain of dwelling-units.

2. The condition of the existing building was a result of deferred maintenance.

3. The existing housing stock is the Cityʹs major source of relatively affordable housing. It is very difficult to replace given the cost of new construction. Priority should be given to the retention of existing units as a primary means to provide affordable housing.

And while we're at a loss for words, or perhaps tongue tied by a choice few too many, we can only hope the Planning Commission manages but one on Thursday: approved.

∙ The "Resourceful" Demolition Of A Historic Resource? (1268 Lombard) [SocketSite]
∙ The Vanguards Of Development For 35 Lloyd [SocketSite]
∙ Discretionary Review Analysis: 673 Brussels Street [sf-planning.org]

Posted by socketadmin at 3:00 PM | Permalink | Comments (38) | (email story)

September 20, 2010

When Acronym’s Attack: CPMC’s LRDP EIR Hearing This Thursday

Published in July, and as plugged-in people knew to expect, the Planning Commission’s public hearing for the Draft Environmental Impact Report (EIR) for California Pacific Medical Center’s (CPMC) Long Range Development Plan (LRDP) is this Thursday (9/23).

∙ CPMC’s Long Range Development Plan Renderings And Draft EIR [SocketSite]
∙ CPMC's Long Range Development Plan And Cathedral Hill Campus [SocketSite]
∙ Planning Comission Special Meeting: CPMC's Development Plan EIR [sf-planning.org]

Posted by socketadmin at 10:00 AM | Permalink | Comments (14) | (email story)

September 16, 2010

EIR Today, Heald Gone Tomorrow At 350 Mission As Proposed

On October 21, San Francisco's Planning Commission will review the Draft EIR for the proposed 350 Mission Street project plugged-in people have long known was in the works.

The site is [currently] occupied by a four-story, approximately 60-foot-tall, 95,000-square-foot building that is largely occupied by Heald College, with ground-floor retail space. No off-street parking or loading spaces are provided within the existing building on the site.

The proposed project would consist of a 24-story, approximately 375-foot-tall office tower (including 20-foot-tall rooftop mechanical area) with office uses occupying approximately 356,000 square feet. The floor area ratio would be 18:1. The 50-foot-tall ground floor, incorporating a mezzanine, would provide about 6,600 square feet of retail and restaurant space, along with 6,960 square feet of publicly accessible indoor open space in an “indoor park,” as set forth in the San Francisco Planning Code and Downtown Plan.

Vehicle and freight loading access would be via a driveway on Fremont Street on the northwest corner of the site, and would include two full-size and two service-vehicle loading spaces; 61 parking spaces on three basement levels (including three spaces for shared electric vehicles with battery charging capability); and 64 bicycle parking spaces.

The combined ground floor and mezzanine levels would be the project’s primary distinguishing feature in terms of articulation and materials. At the corner of Mission and Fremont Streets, the ground floor and mezzanine together would serve as an approximately 50-foot-tall atrium, large portions of which would be open to the sidewalk in good weather.

Publicly accessible open space would be located on both the ground floor and mezzanine, and the atrium would have large expanses of clear glass. Behind the glass columns would rise the full height of the atrium. A glazed, oval-shaped enclosure near the southeast corner of the atrium would house retail space on the ground floor and a dining/conference room at the mezzanine level. Above the atrium, the project would be clad in a glass curtain wall.

Comments on the project will be accepted by the Planning Department up until Monday, November 1 after which a compendium of Comments and Responses will be published. Based on comments already received, "potential areas of controversy and unresolved issues" for the project already include:

[C]umulative construction effects; cumulative shadow and wind impacts, including cumulative effects related to projects having been granted bulk exceptions; shadow and wind impacts on the project’s own open space; consistency with the proposed Transit Center District Plan; displacement of Heald College; visual effects concerning blockage of the sky; economic impacts of housing demand generated by the project; construction noise; the adequacy of open space; LEED certification versus City requirements for energy and water conservation and other “green” features; seismic effects; flooding potential as a result of anticipated sea level rise; and effects related to potential soil and groundwater contamination.

If only they were kidding. But assuming all is resolved, construction at an estimated cost of $85 million is expected to take 22 months with occupancy as early as late 2012.

∙ 350 Mission Street Headed For Formal Review (EIR) [SocketSite]
∙ 350 Mission Street Scoop Redux: Building Website Live [SocketSite]
∙ 350 Mission: Draft Environmental Impact Report (DEIR) [sf-planning.org]

Posted by socketadmin at 1:00 PM | Permalink | Comments (23) | (email story)

September 15, 2010

CityPlace EIR Approved Appealed Approved!

San Francisco’s Board of Supervisors voted unanimously to deny an appeal and certify CityPlace’s Environmental Impact Report (EIR). The one concession, a parking tax of 20 cents per car to pay for traffic safety improvements around the project.

∙ The Appellants And Text Behind The Appeal Of CityPlace's Approval [SocketSite]
∙ CityPlace Approval Appealed, Supervisors To Review September 7 [SocketSite]
∙ CityPlace (935-965 Market) APPROVED By The Planning Commission [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (14) | (email story)

The Vanguards Of Development For 35 Lloyd

A plugged-in reader’s comment with respect to the proposed development of the lot at 35 Lloyd couldn’t help but catch our eye. Of the 15 letters received by the Planning Department in support of the project, 10 were by way of agents of Vanguard Properties, including the brokerage’s president. Not one of the ten felt compelled, however, to note their affiliation with Vanguard.

As our reader also noted, the buyers and proposed developers of the lot at 35 Lloyd previously developed 943 Church, a project for which Vanguard provided both sell-side and buy-side representation for the developed property.

∙ Who (Or What) Will Get To See The Light Of Day On Lloyd? [SocketSite]
∙ 35 Lloyd Street (aka 37‐39 Lloyd Street) Discretionary Review [sf-planning.org]
∙ Another Friday, Another New Price: 943 Church Street One And Two [SocketSite]

Posted by socketadmin at 1:00 AM | Permalink | Comments (28) | (email story)

September 14, 2010

Who (Or What) Will Get To See The Light Of Day On Lloyd?

The neighbors aren’t too pleased with the two-unit, four-story building as proposed for the vacant lot at 35 Lloyd, but with a few modifications to its design since applying for a permit (including increased setbacks, a smaller penthouse stairway/deck, and an “enlarged notch” to match a neighboring lightwell) the Planning Department recommends its approval.

The Department required that the fourth floor be set back a minimum of 15 feet (the original setback was 6 feet); it required that the building have a raised entry because of an established pattern on the subject and facing block face; it required that the building have an projecting cornice as is common in the potential historic district; and it required that the building’s fenestration pattern have a more vertical orientation.

[The Planning Department] also encouraged the project sponsor to maintain a contemporary feel so that the building reflected its time and did not present a false sense of history, which would have a negative impact on the potential district.

Finally, while the adjacent buildings have pitched roofs, this is not a consistent feature on the subject block or the potential district. The proposed building is permitted to have a flat roof because this is a feature consistent with the block and potential district.

In response to one neighbor’s objection:

Impacts to light should be anticipated and expected when living in a dense urban environment like San Francisco. While the neighbor across the street may experience decrease in light, given the existing development pattern on the street and the development potential of the subject lot, the Department finds that it is a reasonable loss.

And in response to another, "Residential Design Guidelines do not protect light access to rear yards, only the interior of abutting or adjacent structures."

On Thursday, the San Francisco Planning Commission decides if it's the project or people who will get to see the light of day (so to speak) on Lloyd.

∙ 35 Lloyd Street (aka 37‐39 Lloyd Street) Discretionary Review [sf-planning.org]
∙ San Francisco Planning Commission Calendar: 9/16/10 [sf-planning.org]

Posted by socketadmin at 2:00 PM | Permalink | Comments (46) | (email story)

September 13, 2010

CityPlace And Pet Food Express Appeals On Tap For Tomorrow

Delayed due to a technicality, the appeal of the Planning Commission’s Environmental Impact Report (EIR) approval for the proposed CityPlace at 935-965 Market will now be heard by San Francisco's Board of Supervisors and general public tomorrow afternoon.

Also on tap for tomorrow’s meeting, an appeal of the Planning Commission’s decision to grant a conditional use permit to Pet Food Express to take over the shuttered Hollywood Video space at 3150 California Street. Woof.

∙ The Appellants And Text Behind The Appeal Of CityPlace's Approval [SocketSite]
∙ CityPlace Approval Appealed, Supervisors To Review September 7 [SocketSite]
∙ CityPlace (935-965 Market) APPROVED By The Planning Commission [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (22) | (email story)

The Proposed Façade For The Landmark Metro Theater At 2055 Union

In front of San Francisco’s Historic Preservation Commission's Architectural Review Committee this Wednesday, the application to convert the landmark Metro Theater at 2055 Union "to a health/fitness center and to alter the front façade, including replacement of the storefronts and the installation of new window openings."

At the exterior, the work includes altering the front façade by replacing the storefronts and creating new window openings. At the interior, the work includes reconfiguring and dividing the existing spaces to create three full floor levels and one partial floor level. The proposal would preserve the murals within the auditorium intact by pulling the new floors away from the side walls. It would also uncover and preserve the Ionic columns, grilles, and urns located inside the auditorium. The work would eliminate the sloped auditorium floor and the remaining finishes of the interior.

As the theater looks today:

∙ San Francisco Historic Preservation Commission Agenda: 9/15/10 [sf-planning.org]
∙ 2055 Union Street/Metro Theater conversion application [sf-planning.org]
∙ Union Street’s Metro Theater: Saving Its Skin In Order To Un-Shutter [SocketSite]

Posted by socketadmin at 12:00 AM | Permalink | Comments (20) | (email story)

September 7, 2010

8 Washington Street Project Proposal (And Renderings) Revised

San Francisco Waterfront Partner’s 8 Washington Street project website has been updated with their revised proposal and renderings in response to the Planning Department’s Northeast Embarcadero Study which has been recommended to the Port for adoption.

The revised proposal still yields 165 units, but the proposed building heights along the Embarcadero have been reduced while those along Drumm have been raised.

And yes, the SOM renderings for what is currently SWL 351 and the Golden Gateway Tennis & Swim Club have been refined and include 81,500 square feet of recreation and open space, an overall increase of 4% but a 31% decrease in private club square footage.

∙ The 8 Washington Development Website: New And Improved! [SocketSite]
∙ 8 Washington Revised Proposal (2010) [8washington.com]
∙ The Northeast Embarcadero Study [sf-planning.org]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]
∙ 8 Washington: The City's Plan Which Nobody Seems To Love [SocketSite]

Posted by socketadmin at 1:00 AM | Permalink | Comments (22) | (email story)

September 4, 2010

The Pitch To Sail The America’s Cup Into San Francisco's Bay

San Francisco’s pitch to bring the next America’s Cup to The Bay includes providing the "free [use of] land and future development rights on the property in exchange for the America's Cup event authority paying $100 million to $150 million to shore up the piers, dredge the area around them, and install new breakwaters and utility lines."

At the center of it all, a proposed amphitheater at Piers 30-32 designed by Skidmore, Owings & Merrill to be covered by "a tensile net structure evocative of a sail that would allow diffuse light through but provide shelter from rain, wind and direct sun."

Teams would be based at Pier 50, event offices would occupy Pier 48, a temporary marina for mega-yachts would be built off the Brannan Street Wharf, and Pier 28 would become a media center.

The plan will soon be presented to San Francisco's Board of Supervisors for approval with City officials pledging to have the facilities ready for racing by the end of 2012.

∙ San Francisco's plan for hosting America's Cup [SFGate]
∙ Skidmore, Owings & Merrill LLP (SOM) [som.com]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ From Piers To Park And The Brannan Street Wharf By 2012 [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (15) | (email story)

September 1, 2010

Planning Commission Poised To Let Them Eat Patxi’s Pizza On 24th

With Mi Lindo Yucatan having moved out a year ago and the space since remodeled and expanded to 2,495 square feet, San Francisco’s Planning Commission is poised to approve the conditional use authorization for Patxi’s Chicago Pizza to fill the vacant storefront at 4042 24th Street in Noe Valley.

Also in front of San Francisco’s Planning Commission tomorrow, a public hearing on the proposed 25-35 Dolores Street project and the conditional use authorization for a new doggy day care at 130 Turk in the Tenderloin.

UPDATE: A separate proposal to add a fourth floor, parking in the basement, and nine residential units on the three upper floors of 130 Turk is also making its way through Planning. Cat people will need not apply.

∙ 4042 24th Street Conditional Use Authorization [sf-planning.org]
∙ Growing Pains For Noe Along 24th [SocketSite]
∙ San Francisco Planning Commission Agenda: September 2, 2010 [sf-planning.org]
∙ The Plans For 25-35 Dolores Street (S&C Ford Garage) As Proposed [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (29) | (email story)

Now Calling All Developers For San Francisco’s Pier 70

We first plugged our readers into the potential for a redeveloped "Pier 70" five years ago, and yesterday the official request for developer solicitations for the 69 acres of land bounded by Mariposa, Illinois, 22nd, and the San Francisco Bay hit the Port's website.

Previously known as the San Francisco Yard and the Bethlehem Steel Shipyard, Pier 70 is a 19th century ship building and repair facility, an important part of the maritime history of the San Francisco and the Bay Area. It is the most intact historic maritime industrial complex west of the Mississippi River and is significant for its role in the industrialization of the United States.

Ships built at Pier 70 served the United States military from the Spanish American War in the late 1800’s through the two World Wars and into the 1970’s. A portion of the site remains an active ship repair yard, able to repair the largest ships in the industry.

The stated objectives for the redevelopment of Pier 70 include: 1. Continued operation of the ship repair yard on approximately 17 acres; 2. Establishment of a Pier 70 National Register Historic District and the planned rehabilitation of approximately 700,000 square feet of historic buildings; 3. 3,000,000 square feet of new infill development compatible with the historic district predominately for job-creating uses such as office and technology space; 4. 6,000 – 8,000 new jobs in new and rehabilitated buildings; 5. Approximately 11 acres of waterfront open space and 9 acres of upland open space; and 6. Environmental remediation and infrastructure to support the Master Plan’s land uses.

And goals include creating a major new shoreline open space that extends the San Francisco Bay Trail and Blue Greenway to and through Pier 70, promoting development that is pedestrian-oriented and fosters use of alternative, sustainable transportation modes and practices, and extending the city street grid to enhance access and integrate Pier 70 with the Central Waterfront.

Proposals will be judged based on Approach (35 points), Experience (30 points), and financial Capacity (35 points) and are due by 3 p.m. on Thursday, November 18, 2010. Hopefully no developers will get punked Port style this time around.

∙ Pier 70 Rehabilitation [SocketSite]
∙ Pier 70 Area - Waterfront Site Developer RFQ [sfgov.org]
∙ Pier 70 Master Plan Summary [sfgov.org]
∙ JustQuotes: Bad Market, Then Back To Big Projects Like Pier 70 [SocketSite]
∙ Seawall Lot 351: This Time The Port Does The Punking (RFP Wise) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (19) | (email story)

August 25, 2010

North Beach Library/Joe DiMaggio Playground Master Plan Report

San Francisco’s Planning Department has just published the Draft Environmental Impact Report (EIR) for the proposed North Beach Library and Joe DiMaggio Playground Master Plan which will be heard by San Francisco’s Planning Commission and public on October 7.

The Master Plan (“proposed project”) would be implemented in two phases. As part of Phase 1, the right-of-way of Mason Street between Lombard Street and Greenwich Street would be vacated to allow the park to expand and to accommodate the floor plan of the proposed library.

The new North Beach Branch Public Library would be constructed on 701 Lombard Street and would extend 19.5 feet into the former Mason Street right-of-way, in an area comprising the existing 16-foot western sidewalk and 3.5 feet of roadway width. The proposed library building would be triangular and approximately 8,500 square feet, on two levels, and would be 3,170 square feet larger than the existing library. Upon completion of the new branch library, the existing library would be demolished, and the site would be graded for potential future development as open space within Joe DiMaggio Playground.

As part of Phase 1, an interim scheme would be developed to address improvements on the vacated portion of Mason Street. Mason Street would be landscaped to create car-free plaza space, which would be open to public passage 24 hours per day. A range of options to provide additional green space are being considered, including the addition of seating and passive recreational features. Under any scheme that ultimately is implemented, the vacated portion of Mason Street is intended to accommodate pedestrians traveling through the interior of the site (between the proposed library and other uses on the Joe DiMaggio Playground); to provide outdoor space for library staff for occasional activities; and to provide passive recreation space.

Phase 1 is estimated to begin in 2011 and would be completed by approximately 2013.

Phase 2 of the proposed project would include reorganization and improvements to the Joe DiMaggio Playground. Depending on project funding, Phase 2 is anticipated to begin in 2013 and be completed in 2014.

During this phase, the existing children’s play area in the southwestern portion of the block would be removed, and the area would be excavated to equalize the grade with the hardscape area and existing tennis courts to the east and north. The existing tennis courts would then be relocated to the area along Greenwich Street in the southwest area of the park, and a new children’s play area would be constructed in the center of the block in the location of the former tennis courts and closer to the restrooms, clubhouse and staff supervision for younger users. The multi-purpose hardscape area in the eastern half of the block would be improved with new paving and striped to accommodate additional recreation fields and court boundaries, including soccer field and softball diamond markings, additional basketball courts, seating, and new plantings. The vacated area of Mason Street would be further improved and landscaped to create a seating and plaza space.

A Mason Street Narrowing Variant to the proposed project would include all elements of the proposed project; however, the portion of Mason Street not occupied by the proposed library’s footprint would remain open to vehicular traffic. On this block, Mason Street would consist of one travel lane in each direction, one parking lane northbound, and sidewalks on each side of the street. Construction of the new library, demolition of the existing library, and renovation and reorganization of the features within the Joe DiMaggio Playground would be the same as with the proposed project.

In addition to the Mason Street Narrowing Variant, a number of Preservation alternatives would build around the existing North Beach Branch library, "a historic architectural resource that may be landmarked."

Should the existing library be razed, however, drawings, photographs, and a written history of the building along with an "a permanent interpretative display at or near the site of the former North Beach Branch Library to discuss the history and significance of this branch" are proposed to help mitigate its loss.

In addition to the Planning and Historic Preservation commissions, the Library, Recreation and Park, and Arts commissions will need to weigh in with approvals along with our Board of Supervisors. Expect a few others to weigh in as well.

∙ North Beach Public Library/Joe DiMaggio Playground Master Plan EIR [sf-planning.org]
∙ North Beach Library And Playground Plans Like You Read About [SocketSite]
∙ An Only In North Beach NIMBY Preservationist Argument: Shelves [SocketSite]
∙ Preservation Commission Recommends New North Beach Landmark [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (8) | (email story)

August 18, 2010

The Appellants And Text Behind The Appeal Of CityPlace's Approval

As we reported earlier this week, the Planning Commission’s vote to certify the Environmental Impact Report (EIR) and allow the development of 935-965 Market Street to move forward and become "CityPlace" was appealed and is currently scheduled to be reviewed by the Board of Supervisors on September 7.

The named appellants are Liveable City, Walk San Francisco, and Arthur D. Levy.

The nineteen (19) stated points of appeal include: impacts on traffic, bicycle/pedestrian safety, and transit circulation; off-street parking and loading exceptions; a lack of context within "the historic and visual character of the block in which the project is located, including…the Market Street Theater and Loft District and the Uptown Tenderloin National Register Historic District;" and an emphasis on the St. Francis Theater (which has been shuttered since May 2001) as an endangered historical resource, it would be razed to make way for CityPlace to rise.

And the full text of the appeal:

As always, we'll keep you posted and plugged-in.

∙ CityPlace Approval Appealed, Supervisors To Review September 7 [SocketSite]
∙ CityPlace (935-965 Market) APPROVED By The Planning Commission [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]

Posted by socketadmin at 3:15 PM | Permalink | Comments (113) | (email story)

August 16, 2010

CityPlace Approval Appealed, Supervisors To Review September 7

A plugged-in tipster reports: "Despite strong community support and the approval of the San Francisco Planning Commission last month, the CityPlace Environmental Impact Report has been appealed to the Board of Supervisors."

San Francisco's Board of Supervisors is currently scheduled to hear the appeal on Tuesday, September 7 although the official agenda for that Board meeting has yet to be released.

∙ CityPlace (935-965 Market) APPROVED By The Planning Commission [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]

Posted by socketadmin at 1:50 PM | Permalink | Comments (49) | (email story)

August 10, 2010

222 Second Street Seeks Certification (And Exceptions) This Week

While the proposed redevelopment of Treasure (and Yerba Buena) Island gets its own special session on Thursday, certification of the proposed 222 Second Street project is on the agenda for the regular Planning Commission meeting later that afternoon.

The preliminary recommendation from the Planning Department is to approve the Final Environmental Impact Report for the 26-story office building with 5,000 square feet of ground floor retail as proposed, and to grant a height exception to allow the building reach 350 feet on a 3,700 square foot portion of the site which is currently zoned for 150.

∙ The 222 Second Street Scoop (For The Second Time) [SocketSite]
∙ The Things You Can See From Those Virtual Views (222 2nd Street) [SocketSite]
∙ Speak Now Or Write Later: Treasure/Yerba Buena Island EIR Hearing [SocketSite]
∙ San Francisco Planning Commission Agenda: 8/12/10 [sf-planning.org]

Posted by socketadmin at 9:15 AM | Permalink | Comments (88) | (email story)

August 9, 2010

Speak Now Or Write Later: Treasure/Yerba Buena Island EIR Hearing

In a special session this Thursday (8/12) at 10 in the morning, the San Francisco Planning Commission and Treasure Island Development Authority (TIDA) will hold a public hearing on the Draft Environmental Impact Report for the proposed redevelopment of Treasure and Yerba Buena Island over the next 20 years.

If you can’t make the hearing but have something to say, written comments will be accepted at the Planning Department’s offices until the close of business on 8/26/10.

∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Treasure/Yerba Buena Island Redevelopment EIR Hearing: 8/12/10 [sf-planning.org]

Posted by socketadmin at 8:45 AM | Permalink | Comments (7) | (email story)

August 3, 2010

While The Buying Power Of A Buck Could Be Considered Historic…

In front of San Francisco’s Historic Preservation Commission tomorrow afternoon, the proposed demolition of the existing one-story industrial/commercial "One $ Store" at 2100 Mission to make way for the construction of a six-story mixed-use development of 29 residential units over ground floor retail and 15 parking spots as envisioned by Stanley Saitowitz/Natoma Architects.

Keep your fingers crossed that the buying power of a buck won’t be considered historic.

Also in front of the Commission tomorrow for discussion, the redevelopment plan for Treasure Island and the proposed development at 800 Presidio.

∙ San Francisco Historic Preservation Commission Agenda: 8/4/10 [sf-planning.org]
∙ 2100 Mission As Envisioned By Saitowitz And Proposed [SocketSite]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ The Grand Plans For 800 Presidio Avenue As Proposed [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (41) | (email story)

The Evolution Of EnvelopeA+D’s Proxy Project For Parcels K+L

The leases for Octavia Boulevard Parcels K+L have passed from San Francisco’s Land Use and Economic Development Committee last week to San Francisco’s Board of Supervisors for adoption this afternoon. How envelopeA+D’s evolved design for the "proxy" project on the parcels could evolve:

The Biergarten should be in phase one, but unfortunately it's not likely to be open by this year's true Oktoberfest.

∙ Leases For Temporary Inhabitations Along Octavia Boulevard [SocketSite]
∙ Proxy: Octavia Blvd - Lots K+L - San Francisco, CA [envelopead.com]
∙ Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L [SocketSite]
∙ Mmm…Beer (Garden) In The Works For Parcel L (424 Octavia) [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (9) | (email story)

August 2, 2010

Unsupportive Reaction To Proposed Supportive Housing's Parking Plan

As we noted last month with respect to the proposed design for the 71-unit affordable and supportive housing development at 1100 Ocean Avenue:

The parking garage is located at grade level and is accessed from the Lee Avenue extension. The garage contains five-off-street parking spaces including a handicap accessible space and a car share space. The building will have 32 class 1 bicycle parking spaces for the residential space and four class 1 bicycle parking spaces for the commercial space. The remainder of the ground floor will provide supportive service and community space.

As the Chronicle writes today:

Neighbors were never especially happy about plans to build 71 units of affordable housing on a city-owned bus turnaround at Ocean and Phelan avenues, across the street from City College. But when they learned the apartment complex would have just five parking spaces - plus one car-share slot and a single handicapped space - the complaints poured in.

Keep in mind that 21 of the units are intended for occupancy by young adults transitioning out of foster care, the remaining units are intended for occupancy by households earning less than 50% of area median income, the Balboa Bart station is an eight minute walk away, and the Bayshore B Express to downtown currently does its turnaround right there.

∙ The Designs (And Approvals) For 1100 Ocean Avenue As Proposed [SocketSite]
∙ Housing plan sets off S.F. parking debate [SFGate]

Posted by socketadmin at 8:15 AM | Permalink | Comments (7) | (email story)

July 30, 2010

Will There Be A(nother) Battle Over Battery Caulfield Road?

Having just finished the renovation and conversion of the Public Health Service Hospital into the 154-unit Presidio Landmark with parking for all residents at the end of Battery Caulfield Road, the Presidio Trust is now considering two approaches to limit cut-through vehicular on said road in the name of "public health and safety, to protect environmental values, to protect natural resources, and to avoid conflict among visitor uses."

The two proposed approaches are: 1) limitation of vehicular use during weekday peak AM and PM hours, 7 to 9 am and 5 to 7 pm, as well as on weekends (Alternative 1); and 2) limitation of vehicular use at all times (Alternative 2).

Comments on the proposed limits will be accepted until September 1.

∙ Notice of Proposed Use Limit of Battery Caulfield Road [presidio.gov]
∙ Presidio Landmark Opening Its Doors Next Week [SocketSite]
∙ Presidio Landmark Priced And On Track For An Opening In July [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (11) | (email story)

45 Lansing Site In Contract, No Imminent Eviction For The Bees

Once again, as plugged-in people know, following a false start at the end of 2008 Turnberry has been shopping their entitled lot for 227 units at 45 Lansing since 2009.

According to the San Francisco Business Times, Miami-based developer Crescent Heights is now in contract to purchase the site from Turnberry for $13 million, 57 percent less than Turnberry paid for the site back in 2006 ($30 million).

Crescent Heights is still seeking for financing for its 750-unit development at 1401 Market Street which hasn't seen much movement over the past three years. We're not expecting the current residents at 45 Lansing to receive eviction notices anytime soon.

∙ The Turnberry (45 Lansing) Scoop: Construction Starting Early 2009? [SocketSite]
∙ The 45 Lansing SocketSite Scoop: Turnberry Quietly Shopping The Lot [SocketSite]
∙ Big San Francisco condo site sold at big discount [San Francisco Business Times]
∙ Crescent Heights (1401 Market): No Condos For You! Apartments. [SocketSite]
∙ 45 Lansing: Busy As For The Bees As Another Extension Is Expected [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (4) | (email story)

July 29, 2010

Will It Play With The Port?

While an adult playground is in the works for Parcel L over in Hayes Valley, apparently a few South Beach residents have approached the Port of San Francisco with the idea of converting the concrete triangle bounded by Howard, Steuart and The Embarcadero into a playground for kids.

Its current use? In the words of one reader who resides nearby, "it's a landing spot for the homeless and the lady who feeds the pigeons...looks like the [YMCA] uses it during the summer to line up their charges for day camp. And, it's always used as a port-a-potty lot for Bay to Breakers, and other sundry events [on that stretch of The Embarcadero]."

∙ Mmm…Beer (Garden) In The Works For Parcel L (424 Octavia) [SocketSite]
∙ San Francisco Association Of Realtors New Neighborhood Map [SocketSite]
∙ Temporary Transbay Terminal "Sneak Peek" Next Week [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (18) | (email story)

July 27, 2010

BOS Today: Redevelopment, Rezoning, Replacement And Reclamation

With an Environmental Impact Report (EIR) that’s been affirmed, the Candlestick/Hunters Point Grand Plan is back in front of San Francisco’s Board of Supervisors this afternoon to negotiate and finalize the details of development in an effort to secure final approval.

Other items in front of the Board this afternoon include the rezoning of One Capitol Avenue, the swap of Fire Station No. 1 for 935 Folsom to make way for SFMOMA's expansion, and a slew of eminent domain hearings related to the construction of San Francisco’s Central Subway.

∙ Board Of Supervisors Affirms Both Hunters Point And 900 Folsom EIRs [SocketSite]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ San Francisco Board of Supervisors Agenda: July 27, 2010 [sfbos.org]
∙ One Capitol Avenue Address, Twenty Eight Dwellings As Proposed [SocketSite]
∙ 935 Folsom: Warehouse Squat Sweatshop Condos Fire Station! [SocketSite]
∙ Let It Snø! (Snøhetta Snags SFMOMA Expansion Project) [SocketSite]
∙ San Francisco's Central Subway: Make That 2018 And An Extra $278M [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (3) | (email story)

July 26, 2010

Mmm…Beer (Garden) In The Works For Parcel L (424 Octavia)

Speaking of Parcels K+L over in Hayes Valley, a plugged-in reader reports: "I saw some fellows from Suppenküche put up this sign [for a Biergarten at 424 Octavia/Parcel L] this afternoon." As if we weren't fans of the plans for the parcels already. Mmm...beer.

∙ Leases For Temporary Inhabitations Along Octavia Boulevard [SocketSite]
∙ Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (5) | (email story)

Leases For Temporary Inhabitations Along Octavia Boulevard

Amongst the items in front of San Francisco’s Land Use and Economic Development Committee this afternoon, resolutions approving the leases of Hayes Valley parcels K (the southeast corner of Octavia and Hayes) and L (the northeast corner of Octavia and Fell) to PROXYDevelopment for the "temporary inhabitations of retail, restaurant, art gallery, garden and community-based uses."

The lease of Parcel K is for a three year term with a base rent of $5,000 per month while the lease for Parcel L is for a four year term at $2,000 per month.

∙ San Francisco Land Use and Economic Development Committee 7/26/10 [sfbos.org]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (7) | (email story)

July 22, 2010

YIMBY's Set Their Sights On A Target At Geary And Masonic

San Francisco Citizen provides a synopsis of yesterday’s community meeting and a couple of conceptual drawings for the proposed Target at Geary and Masonic. The line of the piece, "at least a couple certified San Francisco NIMBYs had steam coming out of their ears after seeing the warm reception the Target Team [received]."

∙ san-francisco-hearts-target-nimbys-thwarted... [sfcitizen.com]
∙ One Word: Target. Okay, Five: Target At Geary And Masonic? [SocketSite]

Posted by socketadmin at 10:30 AM | Permalink | Comments (45) | (email story)

July 21, 2010

CPMC’s Long Range Development Plan Renderings And Draft EIR

The Draft Environmental Impact Report (EIR) covering California Pacific Medical Center’s (CPMC) $1.15 Billion Long Range Development Plan (LRDP) was released by the Planning Department today. A few key sections: Summary, Background, and Aesthetics.

Under the LRDP, CPMC would design, construct, and operate the proposed Cathedral Hill Campus. This campus would include a newly constructed 555-bed hospital on the west side of Van Ness Avenue at the intersection of Van Ness Avenue and Geary Boulevard and a medical office building (MOB) on the east side of Van Ness Avenue at the intersection of Van Ness Avenue and Geary Street. A renovated MOB at the intersection of Sutter and Franklin Streets (1375 Sutter Street), already partially occupied by doctors affiliated with CPMC, would house medical practices.

Implementing the LRDP would also result in the development and renovation of buildings and other improvements at three of CPMC’s four existing medical campuses:

Pacific Campus: Development of a new ambulatory care center (ACC) (including conversion of the existing acute-care hospital to ambulatory-care uses and construction of a new ACC addition), aboveground and underground parking, and renovation of existing buildings

Davies Campus: Construction of a new Neuroscience Institute building and MOB, and related underground Parking

St. Luke’s Campus: Construction of a new 80-bed acute-care replacement hospital and an MOB/expansion Building

Completion of the proposed Cathedral Hill Hospital in the near term would give CPMC the flexibility to consolidate currently duplicative services at existing CPMC campuses within the proposed hospital. The existing acute-care services and Women’s and Children’s Center at CPMC’s Pacific and California Campuses would be relocated to the proposed Cathedral Hill Hospital. Relocating these services would allow CPMC to (among other things) reenvision the focus of its existing campuses; meet state seismic safety mandates; improve the patient experience, safety, and medical outcomes; and provide adequate supportive medical office space.

CPMC would sell the California Campus by 2020, after relocating that campus’s inpatient services (i.e., care of all patients staying longer than 24 hours) to the proposed Cathedral Hill Hospital and its other services to the Pacific Campus. Some existing on-site medical activities would continue at the California Campus in a relatively small amount of space that CPMC would lease back from the new property owner indefinitely.

As proposed, the Cathedral Hill Hospital would be up and running in 2015. A public hearing on the project will be held by the Planning Commission on Thursday, September 23, 2010.

∙ CPMC's Long Range Development Plan And Cathedral Hill Campus [SocketSite]
∙ CPMC Draft EIR: Summary | Background | Aesthetics [sf-planning.org]

Posted by socketadmin at 3:15 PM | Permalink | Comments (20) | (email story)

July 19, 2010

The Designs (And Approvals) For 1100 Ocean Avenue As Proposed

The 1100 Ocean Avenue site above, the design for development below.

And the plans as proposed:

The proposal is to demolish the existing bus shelter and surface parking lot and to construct a mixed-use, five-story, 55-foot-tall building totaling approximately 86,500 gross square feet (gsf) with five-off-street parking spaces all as part of a Planned Unit Development (PUD). The project would include 71 affordable dwelling units and approximately 7,300 gsf of ground-floor commercial space (tenants not yet determined). The project requires subdividing the 30-acre lot creating a 25,772 square-foot lot with approximately 137-feet of frontage on Ocean Avenue.

The project is a joint partnership between the Mayor’s Office of Housing and the Bernal Heights Neighborhood Center. The building will have four levels of residential occupancy above ground-floor retail space. The residential units will be provided as follows: (18) studio units, (18) one-bedroom units, (21) two-bedroom units, and (13) three-bedroom units. Forty-eight percent of the units contain two bedrooms or more. The units are 100% affordable with approximately 21 of the units intended for occupancy by young adults transitioning out of foster care. The remaining residential units are intended for occupancy by households earning less than 50% of area median income. The parking garage is located at grade level and is accessed from the Lee Avenue extension. The garage contains five-off-street parking spaces including a handicap accessible space and a car share space. The building will have 32 class 1 bicycle parking spaces for the residential space and four class 1 bicycle parking spaces for the commercial space. The remainder of the ground floor will provide supportive service and community space.

The Project includes approximately 7,841 square-feet of on-site residential open space with the remainder of the open space requirement being met by the proposed adjacent public plaza open space. The adjacent open space will be developed by the City separate from the project. The primary areas of on-site open space are located within the courtyard at the podium level and the rear yard.

The project requires a Conditional Use Authorization and exceptions (including rear yard, open space, and permitted obstructions) to continue, all of which the Planning Department recommends the Planning Commission approve this week.

∙ 1100 Ocean Avenue Hearing Summary, July 22, 2010 [sf-planning.org]

Posted by socketadmin at 9:45 AM | Permalink | Comments (20) | (email story)

Proposed Noe Street Plaza DOA

Speaking of Noe Valley, the letter to residents from the Planning Department’s Andres Power last week with respect to a proposed Noe Street Plaza:

Dear Noe Valleyans,

As we have mentioned previously, the intent of Pavement to Parks projects is to unite the community around trial public space improvements. The Noe Street Plaza has been quite a contentious proposal, much more so than any other Pavement to Parks project to date. Many in the community have advocated very strongly for a trial to proceed while many others feel uncomfortable with any type of trial street closure. There have been petitions for and petitions against the Noe Valley proposal. Both drives have secured hundreds of signatures.

We believed that with civil discourse and debate we could all eventually come together around a common proposal for Noe Valley. As most of you will probably agree, a consensus has been very difficult to attain.

While not an alternative to or part of Pavement to Parks, one of the ideas generated at an early community meeting - a public space at the Noe Valley Ministry parking lot - is now being discussed further and we are pleased to see this important conversation moving forward independent of Pavement to Parks.

We are excited to report that of all the different ideas talked about over the past few months, Parklets on 24th Street have gained the most support in Noe Valley (a survey at the June 30th workshop, for example, demonstrated 3 to 1 support for this proposal). Parklets do not affect traffic circulation and instead use two parking spaces to build out a deck for landscaping, tables and chairs, and other pedestrian elements (see sfpavementtoparks.sfplanning.org for images of Parklets in other parts of town). If all goes to plan, we would like to add two Parklets along 24th Street this Fall. We will be working with the merchant community to identify the most suitable locations but it is important to note that these spaces will be open and free to use by anyone. As in all Pavement to Parks projects, these Parklets will be trial and closely monitored for success. If they do not work out, they will be removed.

I would like to personally thank everyone for being so patient and for contributing to an important and productive community dialogue. As always, if you have any questions, please do not hesitate to contact me.

In other words, the Noe Street Plaza project is DOA and parklets are now the plan. At the same time, the Noe Valley open space initiative continues to move forward (as far as we know).

∙ Pavement To Parks Says No To Plaza Trial, Yes To Parklets [Noe Valley SF]
∙ Noe Valley Plaza Meeting: This Will Make (For) News In Noe Valley [SocketSite]
∙ Noe Valley Open Space Meeting This Week, Cameras Will Be Rolling... [SocketSite]
∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]

Posted by socketadmin at 6:15 AM | Permalink | Comments (46) | (email story)

July 15, 2010

Fill'er Up (With Condos) At Van Ness And Filbert As Proposed

Previously home to a Union 76 station which was razed a year ago, a 65-foot-tall mixed-use building would rise on the southwest corner of Van Ness and Filbert as proposed.

The proposed building would contain 3,000 sf of retail space on its ground floor and about 40,000 square feet (sf) of residential use for 27 dwelling units, 12 three-bedroom units and 15 two-bedroom units, on floors one through six, and would include approximately 3,000 sf of common open space, 5,400 sf of private open space, in the form of balconies, and 9,200 sf of parking space for 38 vehicles (some of which would be stored by mechanical stackers) and 13 Class I bicycle parking' spaces in an enclosed basement-level garage.

The design of the Proposed Project building would be contemporary in character, with rectilinear form and massing, and, similar in form and placement to most existing buildings in the neighborhood. The proposed building would be built to lot lines on Van Ness Avenue and Filbert Street, except for a 25-foot wide unbuilt area parallel to the interior lot line along Filbert Street. The Van Ness Avenue and Filbert Street frontage would be articulated by balconies and windows.

Assuming all goes as planned (or rather hoped), construction could start as soon as spring 2011 with occupancy as early as late 2012. That being said, the building would require conditional use authorization to rise over 40 feet as designed not to mention rear yard and exposure variances as well.

UPDATE (10/7): The rendering:

∙ 1527 Filbert Street/2559 Van Ness Avenue Preliminary Mitigated Negative Declaration.

Posted by socketadmin at 2:30 PM | Permalink | Comments (9) | (email story)

July 14, 2010

The Plans For 25-35 Dolores Street (S&C Ford Garage) As Proposed

The proposed development of 25-35 Dolores would demolish the two existing 25-foot-tall commercial garages tagged S&C Ford and construct a four-story, 40-foot-tall, residential building with 47 units and a one-level, below-grade parking garage with 40 spaces.

The proposed project’s approximately 51,130 gross sq.ft. of residential space, located on the first through fourth floors, would be a mix of 7 studios, 18 one-bedroom, 18 two-bedroom, and four three-bedroom units, ranging in size from approximately 488 to 1,306 sq.ft.

The proposed project would require Conditional Use Authorization from the Planning Commission for residential density greater than 1 unit per 600 sq.ft. of lot area; for providing parking in excess of three spaces for every four dwelling units; and for development on a lot greater than 10,000 sq.ft. in size. The proposed project would require a Variance from the Zoning Administrator for providing a yard less than 35 percent of lot depth (the project sponsor proposes a 25-percent rear yard).

In the name of preservation (objections to the development have included "the loss of an important historical architectural resource for the neighborhood"), alternative designs would preserve the exisiting facade.

∙ 25-35 Dolores Street Draft EIR [sf-planning.org]

Posted by socketadmin at 10:15 AM | Permalink | Comments (21) | (email story)

Board Of Supervisors Affirms Both Hunters Point And 900 Folsom EIRs

The San Francisco Board of Supervisors has voted to certify the previously approved but appealed Environmental Impact Reports (EIR's) for the development of Candlestick/Hunters Point and 900 Folsom/260 Fifth Street.

The board voted 8-3 to certify the Candlestick/Hunters Point EIR with supervisors Avalos, Daly, and Mar voting against, while the vote to certify the EIR for the 900 Folsom/260 Fifth Street project was unanimously in favor.

∙ A Pair Of Big Appeals For San Francisco’s Board Of Supervisors Today [SocketSite]
∙ Candlestick/Hunters Point Environmental Impact Report Approved [SocketSite]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ New And Approved: 900 Folsom/260 Fifth Street Project [SocketSite]
∙ 900 Folsom/260 Fifth Street Project: The New New Design [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (5) | (email story)

July 13, 2010

A Pair Of Big Appeals For San Francisco’s Board Of Supervisors Today

Previously approved by the Planning Commission by a 4-3 vote (unanimously by the Redevelopment Agency), an appeal of the Candlestick Point and Hunters Point Shipyard redevelopment EIR will be heard by San Francisco’s Board of Supervisors today.

The appeal is sponsored by the Sierra Club, SF Tomorrow, POWER, Yerba Buena Chapter, and the Golden Gate Audubon Society.

Also previously approved by the Planning Commission but with appeals being heard by the Board today, the 900 Folsom/260 Fifth Street Project.

The appeals of 900 Folsom and 260 Fifth Street are being led by the South of Market Community Action Network (SOMCAN) and Manilatown Heritage Foundation.

UPDATE (7/14): Board Of Supervisors Affirms Both Hunters Point And 900 Folsom EIRs

∙ Candlestick/Hunters Point Environmental Impact Report Approved [SocketSite]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ Candlestick Point - Hunters Point Shipyard EIR Appeal [sfbos.org]
∙ New And Approved: 900 Folsom/260 Fifth Street Project [SocketSite]
∙ 900 Folsom/260 Fifth Street Project: The New New Design [SocketSite]
∙ 900 Folsom Street EIR Appeal [sfbos.org]
∙ 260 - 5th Street EIR Appeal [sfbos.org]

Posted by socketadmin at 7:00 AM | Permalink | Comments (28) | (email story)

July 12, 2010

Noe Valley Open Space Meeting This Week, Cameras Will Be Rolling...

As Noe Valley SF previously reported:

Friends of Noe Valley is hosting a meeting on July 15 to discuss the potential sale of the parking lot on 24th and Sanchez to the City in order to create permanent open space. The meeting will be at St. Philips at 6:30 PM.

The purpose of the meeting is twofold. First, FONV will provide a status update about the sale of the parking lot and what is needed in order for the lot to become permanent public open space. In addition, FONV is seeking input and suggestions about how the current lot could be converted into open space (a town square).

Keep in mind that this proposal is not intended as a replacement for the contentious Noe Valley Plaza plan. That being said, no word on whether or not the Noe Screamers will be out in force. But you can bet the camera phones will be rolling just in case.

∙ Farmer's Market Parking Lot Edges Closer To Town Square Status [Noe Valley SF]
∙ Noe Valley Plaza Meeting: This Will Make (For) News In Noe Valley [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (32) | (email story)

SFJAZZ Center And Potrero Mixed-Use Project In Front Of Planning

In front of the Planning Commission this week, requested Conditional Use Authorizations to allow for the development of SFJAZZ’s new center at 205 Franklin and the proposed development of 41-units along with 15,000 square feet of ground floor retail, commercial and PDR at 1717 17th Street adjacent to Jackson Park at the base of Potrero Hill.

Both requests carry the Planning Departments recommendation to approve.

∙ And All That SFJAZZ: Designs For New Center At 205 Franklin [SocketSite]
∙ 1717 17th Street: Eastern Neighborhoods Plan In Action As Proposed [SocketSite]
∙ San Francisco Planning Commission Calendar: July 15, 2010 [sf-planning.org]

Posted by socketadmin at 5:00 AM | Permalink | Comments (0) | (email story)

July 7, 2010

One Word: Target. Okay, Five: Target At Geary And Masonic?

While Target has been in negotiations with the Metreon, and eyeing the proposed CityPlace, the retailer is reportedly seeking entitlements to open a 100,000-square-foot store at Geary and Masonic (think Mervyns and Good Guys). From the Business Times:

A lease with Target has not yet been signed, but talks have progressed far enough that both parties are comfortable discussing the deal publicly, according to sources involved in negotiations. The owner of the property at the corner of Geary and Masonic Avenue, KLA Geary LLC, has approached city planners and district supervisors to gauge support for the project. As a formula retail business, Target requires a conditional use permit in order to open. In addition to the empty Mervyns, Target would occupy a portion of the former Good Guys, which was shuttered in late 2005.

Assuming limited opposition (cough) and a relatively smooth approval process (double cough), a Target could be up and retailing at Geary and Masonic by 2012.

∙ One Word: Target. Okay, Four: Target At The Metreon? [SocketSite]
∙ T-Minus Two Days To CityPlace (935-965 Market) Commission Vote [SocketSite]
∙ Target sets bull's-eye on Geary Blvd. site [San Francisco Business Times]

Posted by socketadmin at 8:30 AM | Permalink | Comments (36) | (email story)

July 6, 2010

2299 Market As Proposed, Opposed, And Recommended By Planning

With objections ranging from its impact on pedestrians and bicycles ("circulation and safety issues"), to parking ratios (1:1 as proposed), to ground floor retail ceiling height, to how its affordable housing component will be handled (in-lieu versus onsite), the proposed design of 2299 Market is opposed by Castro Area Planning & Action, Duboce Triangle Neighborhood Association, Eureka Valley Neighborhood Association, Hayes Valley Neighborhood Association, Walk SF, Livable City, and the San Francisco Bicycle Coalition.

In response to the concerns raised by the groups, the project sponsor has increased the ceiling height of the commercial space on Noe from 10 to 14 feet. And the Planning Department recommends the Planning Commission approve the project as proposed.

The basis for the Planning Department’s recommendation:

1. The project complies with applicable Code requirements.
2. The project is well designed and would contribute to the urban character of the neighborhood.
3. There is no mechanism for the Department to require the sponsor to provide a project that is totally consistent with the Code requirements of the Upper Market NCT ["the western boundary for the Upper Market NCT District terminates at the intersection of Market, Noe, and 16th Streets leaving the Upper Market NCD intact from 16th Street to Castro Street"].
4. The sponsor has made good faith efforts in revising the design to address the DR requestor’s concerns.

The project also includes proposed public right of way improvements (click to enlarge).

The Planning Commission will review the objections to the project on Thursday. And once again, as the site currently stands (as the "hole in the ground" has for the past 29 years):

∙ Designs For The Castro’s "Hole In The Ground" (2299 Market Street) [SocketSite]
∙ 2299 Market: Discretionary Review Analysis [sf-planning.org]
∙ Moving Along On Market And Trying To Fill That Hole (2299 Market) [SocketSite]

Posted by socketadmin at 10:00 AM | Permalink | Comments (25) | (email story)

T-Minus Two Days To CityPlace (935-965 Market) Commission Vote

As we wrote on June 10:

The proposed development of CityPlace at 935-965 Market is back in front of San Francisco’s Planning Commission this afternoon for EIR certification with a preliminary Planning recommendation to certify (we've got our fingers crossed).

The proposed project would demolish the three two-to five-story buildings on the 1.06-acre project site and redevelop the site with one five-story, 90-foot-tall retail building, with associated building services and subsurface parking.

The building would contain approximately 375,700 gsf, with about 264,010 gsf of retail uses; about 4,830 gsf of common areas; about 10,900 gsf of mechanical and storage space; and about 95,960 gsf of parking, loading, and circulation space with approximately 188 parking spaces.

The most likely point of contention, said parking for which Conditional Use authorization is required and has already been reduced by 13 proposed spaces.

As a plugged-in tipster quickly corrected:

While CityPlace is indeed calendared for this afternoon, it’s going to be continued to a meeting in July. We’ll get the exact date shortly. Today’s meeting is apparently going to be short a couple Commissioners, and the Commission wants to hear this with as many members present as possible – so a Commissioner (not sure which one) asked that it be continued.

And as we added a few hours later: The new date for the Planning Commission to review and vote on the certification of CityPlace's EIR is July 8. T-minus two days.

∙ CityPlace Seeks A Green Light To Get Moving On Market (935-965) [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]
∙ Livable City's CityPlace Opposition: Parking (And Design) [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (13) | (email story)

July 1, 2010

Noe Valley Plaza Meeting: This Will Make (For) News In Noe Valley

Unhappy with plans for the proposed Noe Valley Plaza and a perceived lack of being heard, a few voices were raised during a Planning Department presentation last night.

Via Noe Valley SF: "...gist voiced by Bevan, Andres and other members of the Planning staff: "It will be difficult to move forward" with this project given the "vocal opposition."

We happen to favor Snoopy’s "speak softly and carry a big stick approach" ourselves. Of course that assumes you have a big stick (or persuasive argument as the case may be).

∙ Noe Valley Plaza: Tea Party Filibuster Hijacks Community Meeting [Noe Valley SF]
∙ Mildly Entertaining Shouting Erupts at Noe Valley Plaza Meeting [sfist.com]
∙ Soon To Be Sitting Pretty In A Series Of New Plazas And Parklets [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (64) | (email story)

June 30, 2010

From Freeway Ramp To Parking To Family Apartments As Proposed

A sister development to the cater corner Broadway Family Apartments which received 8,500 applications for its 80 apartments in 2008, the proposed affordable housing development at 235 Broadway would replace the paved parking and undeveloped lot on the south side of Broadway between Battery and Sansome, once home to an Embarcadero Freeway ramp.

The proposed project involves the construction of a 65-foot-tall, six-story, 86,000-square-foot (sf) mixed-use building containing 61 residences (78,000 sf), 5,000 sf of ground-floor neighborhood-serving retail, and 3,000 sf of supportive service space. No on-site parking is proposed.

The residential development would be 100 percent affordable and would consist of 10 studio units, 8 one-bedroom units, 24 two-bedroom units, and 19 three-bedroom units. The San Francisco Redevelopment Agency is the property owner and Chinatown Community Development Center is the project sponsor. The project would require variances from the Planning Code for rear yard configuration, dwelling unit exposure, and parking. The project would also require conditional use authorization for bulk exception.

The block-long project site stretches from the large parcels and loft buildings to the east of Battery Street to the more typical San Francisco fabric of very small lots at Sansome and to the west. The building is designed (click image to enlarge) to respond to these conditions.

From Broadway and Battery Street and stretching two thirds of the way up along Broadway, the building would contain a horizontally configured loft-like bar with retail frontage at the Broadway/Battery corner. This element has a three-story middle section over the retail base with a two-story glassy loggia above. The Broadway façade would contain a central entrance and courtyard. The western third of the block, approaching Sansome Street, would contain deep notches in the building and small, vertically proportioned elements, which would be similar in scale to the smaller buildings on Sansome Street.

The Broadway/Sansome corner would also have retail frontage. The interplay of the two compositional strategies related to the surrounding buildings would articulate and give appropriate scale to the only full-block frontage on this portion of Broadway.

Construction could start as soon as November 2011 and would last for 24 months.

∙ Broadway Family Apartments: T-Minus Three Months To Opening [SocketSite]
∙ 235 Broadway – Broadway Sansome Family Housing Proposal [sf-planning.org]

Posted by socketadmin at 2:30 PM | Permalink | Comments (26) | (email story)

June 28, 2010

399 Fremont: Interim Plans Set To Bloom For The Californian Site

Approved for development in 2006 with a performance period set to expire in June 2008, Fifield started clearing the site for the proposed Californian at 399 Freemont in November of 2007. In August of 2008 the Planning Commission granted a 12 month extension of the performance period to June 2009, and then again in June 2009 to June 15, 2010.

On Thursday the Planning Commission is expected to grant another 12 month extension for the now 452 unit (and 238 parking spot) project which would expire on June 15, 2011. The site will be planted and bloom with wildflowers in the interim.

Despite an attempted sale in 2007, Fifield still owns the parcel as far as we know. And the latest rendering of what is entitled to eventually grow:

∙ The Californian on Rincon Hill: 375 Fremont St. [SocketSite]
∙ Are They Clearing The Way For Someone's Californian On Rincon Hill? [SocketSite]
∙ The Californian on Rincon Hill (375 Fremont): Website And Renderings [SocketSite]
∙ The Californian On Rincon Hill: No Longer Coming Soon (If At All) [SocketSite]

Posted by socketadmin at 10:15 AM | Permalink | Comments (36) | (email story)

June 25, 2010

Development Of 1601 Larkin Disapproved By Planning Commission

Last night the San Francisco Planning Commission voted 6-1 to disapprove the application to raze the First Saint John’s Methodist Church at 1601 Larkin and redevelop as proposed.

The sole dissenting vote was cast by Commissioner Michael Antonini who apparently prefaced his vote with a remark about the proposed project needing to be redesigned.

The project's Environmental Impact Report (EIR) was deemed to be "inadequate in its consideration of project alternatives, among other things" and the project's requested Conditional Use Authorization for height and other variances were denied.

And yes, plugged-in people should have seen this coming.

UPDATE: Another perspective on the proposed project:

∙ City Loses Landmark Appeal, Church Of The Pagoda Theater Anyone? [SocketSite]
∙ 1601 Larkin: Comments, Responses And Latest Renderings [SocketSite]
∙ 1601 Larkin Reignites An Architects Versus Planning Design Debate [SocketSite]
∙ Planning Disapproves Of Proposed Height For 1601 Larkin Project [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (17) | (email story)

June 23, 2010

The Grand Plans For 800 Presidio Avenue As Proposed

The plans for 800 Presidio Avenue in Lower Pacific Heights as proposed, currently the site of a two-story, wood-frame 12,600-square-foot community center built in 1952 and operating as the Booker T. Washington Community Service Center:

The proposed project would be constructed within one structure that would be divided into two distinct volumes which express their intended uses, residential and community center. The two volumes would be connected by a circulation core that would contain stairwells and elevators.

The proposed new community center would encompass approximately 19,000 square feet, including a gymnasium. This would be a net increase of approximately 6,400 square feet from the size of the existing community center which is 12,600 square feet in size. The community center would be located within a dedicated part of the building on the south portion of the project parcel with its primary façade and pedestrian entrance on Presidio Avenue. On the basement (lowest) building level, the community center would contain a fitness room, after school space, childcare space, youth radio production space as well as rest room and storage facilities.

The project’s residential component and a basement-level garage would be situated in the northern portion of the project site, at the corner of Presidio Avenue and Sutter Street. The project would provide 47 dwelling units, including up to 24 units for transitional aged youth (18-24), including emancipated foster youth over the age of 18, and 23 units available to both individuals and families earning up to 60 percent average median income (AMI).

The basement level of the building would contain a garage, which would include 22 parking spaces, 16 arranged in a tandem configuration and six additional spaces parallel to each other along the garage’s east wall. The Community Center and the Residential Component would share the parking garage and bicycle parking areas. A secured space for up to 16 bicycles, a garbage room, and utility rooms would also be located on the basement level.

Poject construction would last approximately 18 months. Andf assuming entitlements, project construction could begin in the second half of 2012.

Posted by socketadmin at 10:15 AM | Permalink | Comments (33) | (email story)

June 22, 2010

Will 1269 Lombard Finally Break Free From Its Suspended State?

If you’ve ever driven up Lombard from Polk, chances are you – and all of your out of town guests – have been struck by the deteriorating lot at 1269 Lombard that’s long been stuck in a state of suspended construction.

First approved for development and excavated in 1998, the twelve year saga of 1269 Lombard involves a failed development attempt, a two year foreclosure battle (the property went back to the lenders in 2004), a four year approval process with Planning (that’s not yet over), and steadfast opposition from a neighboring tenant (yes, tenant).

As proposed, the project will "demolish the existing single-family, two-story building located towards the rear of the lot and construct two new single-family buildings, located at the front and rear of the lot separated by an open yard."

With a design that's backed by the Russian Hill Neighbors Association and all adjacent property owners, it’s on to our Planning Commission this Thursday to rule on the neighboring tenant's requested Discretionary Review opposing the project as well as front setback and rear yard variances for the design as proposed.

∙ 1269 Lombard: Planning Commission Review Packet [sf-planning.org]
∙ 1269 Lombard: History and Historic Preservation Commission Review [sf-planning.org]

Posted by socketadmin at 3:45 PM | Permalink | Comments (99) | (email story)

June 21, 2010

Planning Disapproves Of Proposed Height For 1601 Larkin Project

While the Planning Department is recommending certification of the Environmental Impact Report for the proposed Stanley Saitowitz designed 1601 Larkin Street project (which would raze the United Methodist Church at the corner of Clay and replace it with a 63 foot residential building with 27 units over parking), it is also recommending the Planning Commission not approve a conditional use authorization (as well as rear yard variance) necessary for the project to exceed 40 feet in height.

The basis for the Planning Department’s recommendation:

The project would result in an abrupt change in scale compared with existing buildings in the vicinity.
The massing of the project is not sculpted to appropriately transition to adjacent lower building or to reflect the underlying topography.
The project does not sufficiently break the apparent scale of the building into discrete elements to a degree that justifies the requested bulk exceptions.
The project would result in the demolition of an historic resource.
The project not desirable for or compatible with the surrounding neighborhood.

In the court of public opinion, 250 communications (letters, emails, and petition signatures) have been received by the Planning Department in support of the project versus 50 communications from those who are opposed.

The project will be heard by the Planning Commission this Thursday.

∙ 1601 Larkin: Comments, Responses And Latest Renderings [SocketSite]
∙ 1601 Larkin Reignites An Architects Versus Planning Design Debate [SocketSite]
∙ 1601 Larkin Conditional Use Authorization Hearing Summary [sf-planning.org]

Posted by socketadmin at 10:15 AM | Permalink | Comments (30) | (email story)

June 17, 2010

Design Scoop: One (1) Franklin Closer To Reality

A plugged-in tipster delivers Forum Design’s rendering for 1 Franklin at the corner of Page.

Once again, an eight-story mixed-use development of 35 residential units over 2,378 square feet of ground floor retail and 18 parking spaces as proposed.

And as the corner currently appears:

∙ From Pavement To Eight Stories For 1 Franklin As Proposed [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (21) | (email story)

June 16, 2010

801 Brannan And One Henry Adams: 819 Units As Proposed

The proposed development of 801 Brannan and One Henry Adams (click renderings to enlarge) has been in the works for over ten years, at one point hoping to be delivered in 2008 (and then 2010). The development would raze four buildings across two sites.

Rising on the sites would be five six-story/sixty-eight-foot buildings with up to 819 residential units over ground floor retail and 798 parking spaces. In terms of unit mix: 455 one-bedrooms, 315 two-bedrooms, 20 three-bedrooms, and 29 lofts as proposed.

And in terms of open space, 75,000 square feet of internal courtyards, passageways between buildings, and in a landscaped strip along the southern edge of 801 Brannan.

In light of the Eastern Neighborhoods Interim Permit Review Procedures, plans for the proposed development are being heard by San Francisco’s Historic Preservation Commission today. And yes, all renderings are simply massings so far.

∙ San Francisco Historic Preservation Commission Agenda: June 16, 2010 [sf-planning.org]
∙ 801 Brannan Street / 1 Henry Adams Street HPC Review [sf-planning.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (41) | (email story)

June 15, 2010

New Downtown Supply Of A Different Kind

A plugged-in reader caught the notice while walking his dog last week, and while originally scheduled for Planning Commission review on thursday, the mandatory discretionary review for a medical marijuana dispensary at 527 Howard is now expected to be heard next week.

∙ From Services For Chronic Back Pain To...Chronic After Services [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (6) | (email story)

June 14, 2010

Eat, Drink, And Be Even More Merry (Or Michael) In The Castro

Following in the footsteps of 24th Street over the hill in Noe Valley, Supervisor Dufty's proposed amendments to San Francisco’s Planning Code to allow new full and small self-service restaurants to open within the Castro Neighborhood Commercial District with Conditional Use Authorization (i.e., on a case-by-case basis) and to allow self-service specialty food establishments as-of-right (with community notification) are before the Planning Commission this week.

The amendments would also remove the custom tailored fast food provision which was crafted specifically for a Noah’s bagels which is now a Sprint store vacant.

The Planning Department recommends the Commission approve the amendments.

∙ Castro NCD Restaurant and Eating Uses Amendments [sf-planning.org]
∙ Growing Pains For Noe Along 24th [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (14) | (email story)

June 11, 2010

Details, Dollars, And Devil For SF Condo Conversion Lottery Bypass

Details for Mayor Newsom’s proposed one-time condo conversion lottery bypass for a fee for owners of tenancies in common (TIC’s) by way of Plan C San Francisco:

TICs must have participated in the 2010 condo conversion lottery in order to be eligible for the condo bypass.

The fee for the bypass starts at $20,000 per unit for those who first participated in the lottery in 2010, and declines by 20% for each previous year of unsuccessful lottery participation. So, if 2010 was the first year your TIC participated in the lottery, your fee [would] be $20,000 per unit in the building.

If 2010 was your second year [of lottery participation] your fee [would] be $16,000 per unit. If 2010 was your third year of participation your fee [would] be $12,000 per unit. If 2010 was your fourth year [it would be] $8,000/unit, and if it was your fifth year [or] beyond, $4,000/unit.

Also noted, "If your TIC only qualified to participate in the last 25 units which were drawn from Pool B of the 2010 lottery (because of eviction history), you [would not be] eligible for the one-time bypass."

∙ Condo Lottery Bypass For A Fee Resurfaces In Mayor's New Budget [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | Comments (18) | (email story)

June 10, 2010

Urban Infill Pilgrims' Proposal To Land On Plymouth (Oceanview Style)

Also in front of the Planning Commission this afternoon, a proposal to raze three existing structures at 634-636 Plymouth Avenue (one legal dwelling and two non-residential accessory buildings), subdivide the 12,500 square foot Oceanview lot into six, and infill with six new single-family homes.

The replacement structures will be family-sized units: they are all three-stories in height and will be articulated at the façade to provide a two-story street wall. Two of the six dwellings will contain four bedrooms, and four of the six dwellings will contain five bedrooms.

The buildings’ architectural form and detailing has included numerous design features found throughout the neighborhood, including the use of ground floor entrances, asymmetrical rectangular bay windows, punched single-hung and fixed window openings surrounded by wood trim, and a faux gable parapet at the front of the building with a flat roof for the remainder of the building. The proposed materials are residential in character, incorporating redwood siding, 3-coat stucco, fiberglass windows and wood trim.

As part of this Project, the Project Sponsor has also committed to building a sidewalk bulbout at the southeast corner of the Plymouth Avenue/Montana Street intersection in order to mitigate impacts from the new garage insertions [two cars per] and curb cuts.

The Planning Department’s preliminary recommendation: approve demolition and construction as proposed. Click on either image to enlarge. And call it over 9000 lots to go.

∙ Zillow Is A Lot Catchier [SocketSite]

Posted by socketadmin at 11:30 AM | Permalink | Comments (17) | (email story)

CityPlace Seeks A Green Light To Get Moving On Market (935-965)

The proposed development of CityPlace at 935-965 Market is back in front of San Francisco’s Planning Commission this afternoon for EIR certification with a preliminary Planning recommendation to certify (we've got our fingers crossed).

The proposed project would demolish the three two-to five-story buildings on the 1.06-acre project site and redevelop the site with one five-story, 90-foot-tall retail building, with associated building services and subsurface parking.

The building would contain approximately 375,700 gsf, with about 264,010 gsf of retail uses; about 4,830 gsf of common areas; about 10,900 gsf of mechanical and storage space; and about 95,960 gsf of parking, loading, and circulation space with approximately 188 parking spaces.

The most likely point of contention, said parking for which Conditional Use authorization is required and has already been reduced by 13 proposed spaces.

UPDATE: From a plugged-in tipster:

While CityPlace is indeed calendared for this afternoon, it’s going to be continued to a meeting in July. We’ll get the exact date shortly. Today’s meeting is apparently going to be short a couple Commissioners, and the Commission wants to hear this with as many members present as possible – so a Commissioner (not sure which one) asked that it be continued.

We'll keep you posted and plugged-in.

UPDATE: The new date for the Planning Commission to review and vote on the certification of CityPlace's EIR is July 8.

∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]
∙ Livable City's CityPlace Opposition: Parking (And Design) [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (42) | (email story)

June 8, 2010

Ideas And Concepts For (A) Gateway Park Across The Bay

"As officials from nine governmental bodies explore the idea of adding a park along the south edge of where the [Bay Bridge] will touch down, this much is clear: The only way to make such a space fulfill its potential - or be worth pursuing - is to approach it as an act of transformation, where nature and industry collide for everyone to see."

All we ask is that Snoopy and his Sopwith Camel somehow return to protect the bay.

∙ Bay Bridge Gateway Park a chance for big ideas [SFGate]
∙ Gateway Park [baybridgegatewaypark.org]

Posted by socketadmin at 2:45 PM | Permalink | Comments (3) | (email story)

160 San Marcos: Revised Designs (And Renewed Opposition)

On the market for $695,000 in 2008 as a lot with plans for a Craig Steely home, the proposed design for 160 San Marcos has evolved since (along with opposition).

The proposed project is the construction of a five-bedroom, 4,003-square-foot (sf), single-family home with 3,390 sf of living space on three levels over a 613 sf ground-floor garage with parking for two vehicles. The building would be 40 feet tall when measured from the existing sidewalk elevation at the front property line and would follow the contour of the property, never exceeding 40 feet above the natural grade line.

The proposed residence would have a two-car garage on the ground level; a family room and half-bath on the first floor; a living room, kitchen, two bedrooms and bathroom on the second floor; and three bedrooms and two bathrooms on the third floor. An elevator would run from the rear of the garage to the top level.

The challenge to the project in the form of a requested Discretionary Review (DR):

The DR requestor is concerned that the scale of excavation proposed is excessive and would adversely impact the livability of the neighborhood by causing traffic and stress on the roadway infrastructure.

And the history:

In 2005 a similar project by the same architect was proposed for the subject property...None of the neighbors requested discretionary review on that project and the project was approved by the Department. The permit was later cancelled due to a lack of response by the sponsor. The Department supported the original project and for consistency supported the current project when it was submitted over three-years after the 2005 permit was approved. The Department assumed that the neighbors who did not object to the 2005 project would not object to the 2008 project.

In front of the Planning Commission on Thursday, the Planning Department recommends approving the project as revised and proposed. What's that they say about making assumptions?

∙ No Approvals Or Permits But Rather Modern Plans For 160 San Marcos [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (26) | (email story)

Fisherman’s Wharf Public Realm Plan To Be Presented Wednesday

Returning to the public’s eye like the sea lions to the wharf, tomorrow at 4pm the Planning Department (in partnership with the Fisherman's Wharf Community Benefit District) will present the Draft Fisherman's Wharf Public Realm Plan to the public.

Meeting topics will include: "the design for Jefferson Street; the streetscape design guidelines for the remainder of the streets in the study area; the design guidelines for new development; the parking and circulation management plan; and the designs for new and refurbished open spaces."

∙ Fisherman's Wharf Public Realm Plan Meeting: 6/9/10 [sfnpc.org]
∙ San Francisco's Fisherman's Wharf Public Ream Realm Plan [SocketSite]
∙ Trolling For Tourists And Locals Alike On Fisherman's Wharf [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (2) | (email story)

June 7, 2010

Support For Supportive Housing...Just Not Here

The Proposal: A Mayor’s Office of Housing (MOH) backed initiative to convert the Edward II Inn on Scott and Lombard into 24 units of supportive housing for young adults between 18 and 24 transitioning from foster care.

The (definitive) Response: "We have no problem with the services and what they’re doing for these young people," said Lori Brooke, president of the Cow Hollow Association. "It’s really the place they chose that’s the problem."

The Reason: "Some say the new residents could bring more crime and that including affordable housing into the pricey neighborhood could affect property values."

The project is awaiting the Mayor's approval for a loan to make the proposal a reality.

∙ Marina housing irks community [Examiner]

Posted by socketadmin at 8:45 AM | Permalink | Comments (35) | (email story)

June 4, 2010

1880 Mission (Gardens) Now Slated For Spring 2011 Bloom

Approved by the Planning Department in 2005 following an agreement to reduce the required income to 80 percent of adjusted median for the 20 percent of units to be designated affordable (already up from the typical 12), development on the 194-unit Mission Gardens at 1880 Mission at 15th is now slated to break ground next spring.

Avant Housing acquired the development in 2009 and was granted a two-year entitlement extension through the fall of 2011. The units will be rentals.

UPDATE: With respect to questions about design, we can only point to a rather old (and unfortunately rather small) rendering by Forum Design:

We would, however, be surprised if the design hasn’t changed a bit since. Tipsters?

∙ Avant digs in on housing venture [Business Times]

Posted by socketadmin at 9:00 AM | Permalink | Comments (22) | (email story)

Candlestick/Hunters Point Environmental Impact Report Approved

The environmental impact report (EIR) for Lennar’s proposed Candlestick/Hunters Point redevelopment was approved (certified) last night, unanimously by the Redevelopment Agency and in a split decision by the Planning Commission (4-3) with Miguel, Antonini, Borden, and Lee in support.

∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (4) | (email story)

June 3, 2010

350 Mission Street Headed For Formal Review (EIR)

An Environmental Impact Report (EIR) for the the proposed 350 Mission Street project (as exists above, as envisioned by SOM/Craig Hartman below) is about to get underway.

The proposed project would consist of a 24-story, approximately 355-foot-tall office tower with office uses occupying approximately 356,000 square feet on floors 5 through 24 (the building would have no floor 13, nor floors 3 or 4). The ground floor would have a height of 50 feet, equaling approximately 3 to 4 stories, and a mezzanine level would be incorporated within this space.

Approximately 6,600 square feet of retail and restaurant space would be divided into four spaces on the ground floor and the mezzanine. These spaces would include a 1,000-square-foot retail space on the ground floor facing Mission Street, a small coffee bar/café near the northwest corner of the ground-floor lobby, and an approximately 4,600-square-foot restaurant space with a separately demised conference/dining room on the mezzanine.

Pedestrian entrances would be located on the Fremont and Mission Street frontages and would open to a 50-foot-tall lobby, which would include part of the mezzanine floor that would be open to the ground floor.

The lobby would function, in part, as an enclosed publicly accessible open space, including internal access to the retail space and a wide stairway to the mezzanine that would double as public amphitheater style seating. The approximately 35-foot-tall mezzanine floor would be occupied mostly by the restaurant/conference space but would include about 2,200 square feet of enclosed public seating at the top of the stairway. The mezzanine level would cover the north and east portion of the ground floor and leave the southwest lobby space open to the entire 50-foot-tall volume.

Three basement levels would provide parking for 61 vehicles (3 spaces dedicated to shared electrics) and 64 bicycles plus a fitness center for use by building tenants (think showers for those on bikes). The building would be constructed to LEED Gold standards.

A public scoping meeting for the project will be held at 6pm on 6/22 at 50 Fremont Street.

∙ 350 Mission Street Scoop Redux: Building Website Live [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (18) | (email story)

June 2, 2010

The Designs For Three New Houses Below SF's Historic Postcard Row

Plugged-in people have known about the project (not to mention the potential) for quite some time, but now we can finally share the plans for three new homes on Steiner below San Francisco’s Historic Postcard Row as proposed.

Once again, the project would demolish the non-historic portions to the north of 940 Grove (which would be renovated for single-family use) and build three new four story single-family houses along Steiner (potentially numbers 802, 804 & 808) in place.

The project will be heard by San Francisco’s Architectural Review Committee down at City Hall at 11:30 today. You know where to send your reports (tips@socketsite.com) if you go.

And yes, our dreams for something modern (think San Francisco's past in the row to the right, it’s future right here) seem to have been dashed.

∙ A Future Postcard Row: Three Houses That Don’t Yet Exist [SocketSite]
∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]
∙ Historic Resource Evaluation Report: 940 Grove Street [sf-planning.org]

Posted by socketadmin at 9:15 AM | Permalink | Comments (21) | (email story)

June 1, 2010

Trader Joe's In The Castro Currently Stymied By A Shack

Just down the street from 2001 Market, the tentative leasehold agreement to bring a Trader Joe’s to the Market and Noe Center (2280 Market) was set to expire May 7 absent a deal to relocate current Market and Noe tenant RadioShack.

And while the deal to relocate RadioShack still hasn’t been finalized, and May 7 has come and gone, Trader Joe’s has extended the expiration date on their agreement as the negations to move the Shack continue on.

∙ Closer To Reality For 2001 Market Street [SocketSite]
∙ Trader Joe’s Finalizes Lease For Castro Location (ETA: A Year) [SocketSite]
∙ Out With Tower Records (Three Years Ago), In With Trader Joe’s? [SocketSite]
∙ Obstacle remains for Castro Trader Joe’s [Examiner]

Posted by socketadmin at 11:15 AM | Permalink | Comments (12) | (email story)

May 28, 2010

Closer To Reality For 2001 Market Street

A plugged-in tipster directs us to the most realistic couple of renderings we've seen for the proposed mixed-use development at 2001 Market and around to 14th.

And while the BAR Architects website doesn't yet feature the latest renderings, as Curbed catches it does note "the project is slated to begin construction Fall 2010 with the [30,000 square foot Whole Foods] opening early 2012 and the [80] residential units mid 2012."

Keep in mind the project has yet to be approved by Planning. And while we might have missed it, we haven’t heard anything with respect to funding or financing. Tipsters?

∙ Drawings And Details For The Proposed Development Of 2001 Market [SocketSite]
∙ Around A Rendered 2001 Market Street From Market To 14th [SocketSite]

Posted by socketadmin at 4:15 PM | Permalink | Comments (12) | (email story)

1601 Larkin: Comments, Responses And Latest Renderings

To quote Roseanne Roseannadanna Emily Litella…never mind. Apparently the Planning Department's just published compendium of comments and responses to the proposed 1601 Larkin project contains outdated renderings for the project. Whoops.

Ironically, the images had been added to the document in response to community comments that the most recent renderings had not been made available for review.

The renderings now above and below (not including the "alternative") are in fact the most current by way of Stanley Saitowitz | Natoma Architects. Cheers.

As proposed, the building would rise 63 feet and yield 27 units over 30 parking spaces.

The ground floor would have three residential units, the second floor would have seven residential units, and floors three and four would contain 12 units. The fifth floor would have four residential units and the sixth floor would be a penthouse. Of the total 27 units, there would be 1 junior one-bedroom unit, 1 one-bedroom unit, 4 one-bedroom-plus units, 20 two-bedroom units, and 1 three-bedroom unit (the penthouse).

The main entrance to the residences and the driveway to the ground-floor garage containing nine spaces would be from Larkin Street. Vehicular access to the below-grade parking garage containing 21 spaces would be from Clay Street.

Comments run the regular gamut of concerns regarding visual impact, views, parking, shadows, air quality and the likes. And yes, the birds:

We also remind you that small animals such as pigeons and other birds make their home in this area which would be significantly disrupted, if not destroyed, by this new structure.

Disrupting pigeons? We're not sure if that's more of an argument for rather than against.

UPDATE: Oh, and did we mention a onetime "alternative" design for the preservationists?

And no, that’s no May Fools or photoshop savvy reader simply having a goof.

∙ 1601–1603 Larkin Street: Comments And Responses | EIR
∙ 1601 Larkin Reignites An Architects Versus Planning Design Debate [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (20) | (email story)

May 25, 2010

1601 Larkin Reignites An Architects Versus Planning Design Debate

It’s not a new dynamic in San Francisco; in fact it’s one we first wrote about over two years ago. But an apparent impasse over the Saitowitz design for 1601 Larkin...

...a proposed six-story residential building to be built at the corner of Clay where the First St. John's United Methodist Church currently stands, seems to have reignited our great architects versus Planning design debate.

On account of said impasse, but prior to any appeal, the Planning Commission is now expected to review the design on June 24.

∙ Damn All Those Untalented Architects To Hell! Oh, Wait A Minute… [SocketSite]
∙ City Loses Landmark Appeal, Church Of The Pagoda Theater Anyone? [SocketSite]
∙ Are Planners Overstepping Bounds Telling Architects What to Do? [Curbed]
∙ JustQuotes: What's/Who’s To Blame For "Bad" Building Design In SF? [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (9) | (email story)

May 24, 2010

Don’t Put A Fork In Spork Quite Yet (The Appeal Of 1050 Valencia)

Having already been postponed from April, on Thursday the Planning Commission will entertain a requested continuance until July 8 for the hearing of an appeal of the Planning Department's preliminary EIR approval for the proposed 1050 Valencia project.

Once again, as proposed the project would demo the former Kentucky Fried Chicken and current Spork and build a five-story building with 16 dwelling units over a new 3,500 square foot full-service restaurant space in its place (which the operators of Spork would have the first right of refusal to occupy).

The preliminary Commission recommendation is to uphold the preliminary approval.

∙ Time To Stick A Spork In 1050/8 Valencia? (Figuratively This Time) [SocketSite]

Posted by socketadmin at 5:15 PM | Permalink | Comments (15) | (email story)

45 Lansing: Busy As For The Bees As Another Extension Is Expected

As plugged-in people know, following a false start at the end of 2008 Turnberry has been shopping their fully entitled lot at 45 Lansing since 2009.

The proposal was originally approved on March 15, 2007 under Motion No. 17397 to demolish the existing office building and construct a tower reaching 400 feet (exclusive of mechanical penthouses) and consists of approximately 227 dwelling units and up to 227 non‐independently accessible parking spaces.

The proposal included exceptions to allow greater than one parking space for every two units, to provide off‐site open space in lieu of on‐site, and for dwelling unit exposure. The project included extensive streetscape improvements for Lansing Street between First Street and Essex Street.

Granted an entitlement extension for the project on June 11, 2009 (which expired March 15, 2010), on Thursday the Planning Commission is expected to grant another 12 month extension which would extend the performance period for the project to March 15, 2011.

All has not been quiet on the lot, however, as Rebar volunteers have been busy as bees working on an interim Lansing Street Pollinator Garden.

∙ The Turnberry (45 Lansing) Scoop: Construction Starting Early 2009? [SocketSite]
∙ The 45 Lansing SocketSite Scoop: Turnberry Quietly Shopping The Lot [SocketSite]
∙ Lansing Street Pollinator Garden [pollinator.org]

Posted by socketadmin at 8:45 AM | Permalink | Comments (34) | (email story)

May 21, 2010

New And Approved: 900 Folsom/260 Fifth Street Project

As a plugged-in reader reports, the Planning Commission has approved the new and improved 900 Folsom/260 Fifth Street Project with "minor conditions." We're on a roll.

∙ 900 Folsom/260 Fifth Street Project: The New New Design [SocketSite]
∙ 900 Folsom/260 Fifth Street On Track For Approval This Week [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (6) | (email story)

May 18, 2010

Proposed Plans For The Nearly "Historic" House Lot At 1268 Lombard

A year ago a Russian Hill "historic" cottage at 1268 Lombard lost its battle with a wrecking crew over preservationists’ protests (and under "resourceful" circumstances).

As we wrote at the time with respect to the value of the now vacant lot: "Valuable as long as one can secure permits to build. And in this case, we’d hate to be the ones applying."

Tomorrow the Architectural Review Committee of the Historic Preservation Commission (HPC) will review a proposal for building a 4-unit, 5-story residential building that would measure approximately 40' tall and 96' deep on the lot.

Although not required by the Department’s CEQA review procedures, this Review and Comment hearing has been requested by the [Planning] Department because of the strong interest shown by the HPC in the emergency demolition that took place at the property in March 2009.

That being said, a few excerpts from a 2009 study by William Kostura of the effect of the proposed new building on a potential Russian Hill Historic District:

If the Victorian-era cottage at 1268-1270 Lombard still stood, it might have made sense to extend the District west to include this lot (#1268). With the house gone, I would recommend including #s 1234, 1240-1242, and 1248-1250 Lombard in the district, but not the buildings to the west of them.

The potential historic district could also be extended north to include most of the buildings on the 2600 block of Larkin Street. That issue however is irrelevant to the task now at hand, namely, judging the effect of the proposed new building at 1268 Lombard on the historic district.

It now appears that (in my opinion) the vacant lot at 1268 Lombard Street is across the street from, and three lots west of, the boundaries of a potential historic district. It is thus par of the setting of the proposed historic district, but is not part of the district itself.

It was useful to determine this before judging what kind of effect the proposed building could have on the district. New construction within a historic district is more likely to have an effect on the district than would construction that is merely within the setting of a district.

The proposed building at 1268 Lombard Street does not seem to me to have an adverse visual effect on the historic district that is located across the street and thee lots to the east.

Now back to the Architectural Review Committee (and plugged-in readers) for comments.

∙ 1268 Lombard Losing Its Battle Against The Granite Wrecking Crew [SocketSite]
∙ The "Resourceful" Demolition Of A Historic Resource? (1268 Lombard) [SocketSite]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]
∙ 1268 Lombard Street Proposal [sf-planning.org]

Posted by socketadmin at 10:30 AM | Permalink | Comments (10) | (email story)

Small Can Be Beautiful But...Will "SmartSpace" Sell In San Francisco?

"Zeta Communities will construct the [prefab] housing for the 22-unit developments, planned for parking lots in Berkeley and San Francisco. The projects will feature tiny living spaces - 310- to 340 square-foot studios - and no parking. Instead, they will include a car-sharing space."

"[Developer Patrick Kennedy's] San Francisco project is located South of Market at 38 Harriet St. on a parking lot that is only about 3,750 square feet. He said he hopes to attract young workers at nearby high-tech firms. He expects to sell the units for $200,000 to $275,000 and said the costs for the project, including land, construction and permits, will be about $4.7 million.

The development awaits the city planning and building bureaucracy. San Francisco planner Jeremy Battis said the project did not appear to present any environmental problems."

∙ Tiny prefab units promote eco-friendly building [SFGate]
∙ 38 Harriet ("SmartSpace") Proposed Design [sfhac.org]
∙ Cubix Straight Scoop Redux: 766 Harrison Sales About To Resume [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (35) | (email story)

May 17, 2010

900 Folsom/260 Fifth Street Project: The New New Design

A plugged-in tipster provides us with an exclusive peek at the slightly tweaked design ("reconfigured rooftop element, modulation of cornice line at Folsom Street, balconies at western end of project on Folsom, and slightly modified panel coloring at 5th street") for the proposed 900 Folsom/260 Fifth Street project up for approval this week.

∙ 900 Folsom/260 Fifth Street On Track For Approval This Week [SocketSite]

Posted by socketadmin at 3:00 PM | Permalink | (email story)

900 Folsom/260 Fifth Street On Track For Approval This Week

Avant Housing’s proposed 900 Folsom/260 Fifth Street project is back in front of San Francisco’s Planning Commission this Thursday for certification and with a preliminary recommendation to approve (with conditions).

Once again, 448 new residential units (68 BMR), 9,500 square feet of commercial space, and 323 parking spaces as proposed. And unlike with 555 Fulton, as long as one of the conditions doesn't become a return to the building's original design, we'll approve as well.

UPDATE: By way of a plugged-in tipster, the rendering above (click to enlarge) has been updated to reflect a few recent tweaks ("reconfigured rooftop element, modulation of cornice line at Folsom Street, balconies at western end of project on Folsom, and slightly modified panel coloring at 5th street") versus the design as rendered in January:

Cheers.

∙ Proposed 900 Folsom/260 Fifth Street Design Evolves And Emerges [SocketSite]
∙ Planning Commission Agenda: Thursday, May 20, 2010 [sf-planning.org]
∙ 555 Fulton Survives Appeal And Returns To Its Design Roots [SocketSite]
∙ The SocketSite Scoop On 900 Folsom/260 Fifth: Condo Idol Comes! [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (6) | (email story)

May 14, 2010

555 Fulton Survives Appeal And Returns To Its Design Roots

Not only did San Francisco’s Planning Department brush aside an appeal of the proposed 555 Fulton project, but went so far as to approve the original Saitowitz design. Booyah!

The reseidential parking ratio was, however, reduced to 0.5:1.

∙ 555 Fulton: Will "The Birds" Bring Down Another Proposed Project? [SocketSite]
∙ 555 Fulton: Full Details And A "Refined" Facade [SocketSite]
∙ Hayes Valley Mixed-Use Market at 555 Fulton Goes Back In Time [Curbed]
∙ We Want Need Some Answers [SocketSite]

Posted by socketadmin at 1:45 PM | Permalink | Comments (20) | (email story)

May 13, 2010

5,300 New Long-Term Housing Niches As Proposed…

Designed by Bernard J.S. Cahill the landmark San Francisco Columbarium was built in 1898 as part of what was once the Odd Fellows Cemetery. Abandoned from 1934 to 1979, The Neptune Society has since restored the building to its former glory and proposes to surround the Columbarium with three single-story "niche enclosure" buildings.

The proposed project [click rendering to enlarge]...would contain approximately 5,300 niches for the permanent keeping of cremation ashes, including 300 niches for pet remains [and] the planting of dense hedges of redwood trees around the northwest corner of the project site that would screen the new structures from the view of adjacent residences.

No changes are proposed in the existing Columbarium building, nor in the existing adjacent single‐story office building (except for the replacement of a garage door with a window in the office building). The remainder of the project site, including existing parking and landscaping, would remain the same as under existing conditions.

Also noted: "No new off-street parking spaces would be provided."

∙ Landmark 209: San Francisco Columbarium [noehill.com]

Posted by socketadmin at 8:15 AM | Permalink | Comments (18) | (email story)

May 11, 2010

SFMOMA Expansion: Four Firms (Including A Foster) In The Running

From John King with respect to the proposed 150,000 square foot addition to SFMOMA:

The San Francisco Museum of Modern Art has narrowed the list of architects for its $250 million expansion to four firms that vary wildly in size and style - but which almost certainly guarantee the new wing will be a distinct contrast with the institution's iconic home.

The finalists include one of the world's best-known firms, Foster + Partners, which has two buildings at Stanford University and is finishing an extension to Museum of Fine Arts in Boston, and cult favorite David Adjaye Associates, whose only completed building in the United States is a small museum in Denver.

The other finalists are Snøhetta, a Norwegian firm that designed the National Sept. 11 Memorial now being built in Lower Manhattan, and Diller Scofidio + Renfro, which was part of the design team behind the transformation of an old elevated train route into New York's wildly popular High Line park.

The proposed expansion will "stretch south to Howard Street, spanning a portion of a public alley and two midblock sites now occupied by a city fire station and a commercial building owned by the museum." Said alley and buildings (across the alley) above.

∙ 4 finalists bring contrasts to SFMOMA expansion [SFGate]
∙ SFMOMA Snags The Fisher Contemporary Art Collection [SocketSite]
∙ Foster + Partners Dropped From Transbay Terminal Design Comp [SocketSite]
∙ It’s Not San Francisco (But It Is A Diller Scofidio + Renfro Design) [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (2) | (email story)

May 10, 2010

555 Fulton: Will "The Birds" Bring Down Another Proposed Project?

Citing an incompatibility with the surrounding neighborhood, an objection to its aesthetics and shadows, additional traffic and parking congestion, a proposed residential parking ratio of 0.75 spaces to each unit, and its impact on birds and plant species, the Planning Department’s preliminary approval for the proposed 555 Fulton project was appealed.

Said appeal will be heard by the Planning Commission this Thursday with a preliminary recommendation to reject the appeal and back the Planning Department’s assessment of the project. Oh, and apparently that part about an onsite hot dog stand was incorrect.

∙ 555 Fulton: Full Details And A "Refined" Façade [SocketSite]
∙ Appeal of Preliminary Mitigated Negative Declaration for 555 Fulton [sf-planning.org]
∙ Planning Commission Agenda: Thursday, May 13, 2010 [sf-planning.org]

Posted by socketadmin at 1:00 PM | Permalink | Comments (27) | (email story)

May 6, 2010

And All That SFJAZZ: Designs For New Center At 205 Franklin

A year ago SFJAZZ announced plans to raze the auto body shop at 205 Franklin over in Hayes Valley and replace it with a 40-foot-tall center for jazz performances, classes and its administration headquarters.

Today we present Mark Cavagnero's designs (click image above to enlarge) for the proposed 35,000 square foot Center at the corner of Franklin and Fell featuring "a state-of-the-art auditorium with flexible seating for 350 to 700."

Also inside the envelope, an 80-seat multi-purpose Ensemble Room; three rehearsal spaces; a digital learning lab; and a sidewalk-level restaurant/café.

SFJAZZ is shooting for LEED Gold certification for the Center.

And the plan is to break ground in the summer of 2011 and open as early as 2012.

∙ SFJAZZ [sfjazz.org]
∙ SFJAZZ Snubs San Francisco’s "Jazz District," Targets Hayes Valley [SocketSite]
∙ Mark Cavagnero Associates [cavagnero.com]

Posted by socketadmin at 8:00 AM | Permalink | Comments (13) | (email story)

May 5, 2010

Saving Tatanka The Tonga Room

While it’s true that the proposed Fairmont Hotel Revitalization And Tower Rebuilding Project would in fact result in the demolition of the Tonga Room, and the Planning Department’s Draft Environmental Impact Report (EIR) identifies the Tonga Room as a historic resource to be addressed, there are alternatives.

Alternative B: "All character-defining features of the Tonga Room would be dismantled, relocated, and reinstalled within the new podium structure below the new Grand Ballroom, or along Powell Street on Levels B4 and B5."

Alternative C: "Under Alternative C, some of the character-defining features of the Tonga Room, which has been identified as an historic resource under CEQA, would be dismantled, relocated, and reinstalled to an approximately 1,200 to 1,400 square-foot space adjacent to the California and Powell Streets entrance on Level B3 of the new podium structure."

And if neither of those alternatives are embraced, there are ways to mitigate the impact.

If the affected historic resource (Tonga Room) can neither be preserved at its current site, nor moved to an alternate site and it is to be demolished, a conservation team that meets the Secretary of the Interior’s Professional Qualification Standards shall document, stabilize, and salvage the character-defining features, associated with the affected historic resource, for their storage in a secure climate-controlled location and in a manner to be protected from accelerated deterioration, theft, vandalism, damage, rodents and pests, or adverse environmental conditions.

Character-defining features noted as ephemeral finishes, such as wallpaper and the significant features of the lagoon, which are found in large quantities, do not need to be salvaged in their entirety. They shall be salvaged in quantities suitable for educational purposes and/or replication in an alternate location. The documentation, stabilization, and salvage program shall removal and retention all of the Tonga Room’s character-defining features for public information and education, and/or reuse in an alternate off-site location.

Of course there's also Alternative A: No Project. Let's hope it doesn't come to that.

∙ Fairmont Hotel Revitalization And Tower Rebuilding As Proposed [SocketSite]
∙ The Tonga Room [tongaroom.com]
∙ Fairmont Hotel Revitalization Draft EIR Summary [sf-planning.org]

Posted by socketadmin at 7:30 AM | Permalink | Comments (20) | (email story)

May 3, 2010

One Meeting; Two Presentations; 16,200 New Homes As Proposed

An informational hearing on the transportation plan Hunters/Candlestick Point, an update on the project’s Disposition and Development Agreement, and a status report on the cleanup of the Hunters Point Shipyard is in front of the Planning Commission this Thursday. Immediately following, a hearing on the development of Parkmerced.

In total, 16,200 units in the works or as proposed.

∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]
∙ The Parkmerced Thirty Year Plan: Public Scoping Meeting Tonight [SocketSite]
∙ Planning Commission Special Meeting: May 6, 2010 [sf-planning.org]

Posted by socketadmin at 12:00 AM | Permalink | Comments (4) | (email story)

April 30, 2010

California High-Speed Rail Authority Thrown Under The Bus Train

The title of the California State Auditor's report with respect to the management of California's High Speed Rail initiative: "High-Speed Rail Authority: It Risks Delays or an Incomplete System Because of Inadequate Planning, Weak Oversight, and Lax Contract Management."

And yes, the Authority took exception to the title "but agreed with [the] recommendations and outlined actions it is taking or plans to take to address them."

∙ California State Auditor: High-Speed Rail Authority Audit Summary [ca.gov]
∙ HSR: Beale Street Alternative Rejected, Transbay Recomended [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (85) | (email story)

April 29, 2010

Mission District Streetscape Project: Final Plan And Declaration

Chicanes, bulb-outs, bollards, green gutters, rain gardens, living streets, and road diets are all part of the proposed the Mission District Streetscape Project, the final plan for which is now online.

The [Mission District Streetscape Plan Project] (MDSP) is the product of a community‐based planning process to identify opportunities for the implementation of potential improvements to streets, sidewalks and public spaces in the City’s Mission District (“Plan Area”). The boundaries of the Plan Area are roughly Division Street to the north, US 101 to the east, Precita Avenue, Mission Street and San Jose Avenue to the south, and Dolores Street to the west.

The MDSP is intended to result in "a system of neighborhood streets with safe and green sidewalks; well‐marked crosswalks; widened sidewalks; creative parking arrangements; bike paths and routes; well integrated transit; and roadways that accommodate automobile traffic but encourage appropriate vehicular speeds." The MDSP seeks "to improve pedestrian safety and comfort, increase the amount of usable public space in the neighborhood, and support environmentally‐sustainable stormwater management."

All great macro goals. Of course plugged-in people should be thinking in terms of the micro (i.e., which blocks will actually benefit the most) as well.

∙ Mission District Streetscape Project Plan: Mitigated Negative Declaration [sf-planning.org]
∙ Mission Streetscape Project [sf-planning.org]

Posted by socketadmin at 4:45 PM | Permalink | Comments (36) | (email story)

Fairmont Hotel Revitalization And Tower Rebuilding As Proposed

As is proposed for the “Fairmont Hotel Revitalization” and Residential Tower Project:

The proposed project includes two main components: (1) renovation of portions of the historic 1906 Fairmont Hotel, a Landmark structure (City Landmark Number 185), which is also listed on the California and National Registers of Historic Places; and (2) the construction of a new residential tower, a new mid-rise residential component and a replacement podium structure on the site of the existing 317-foot-tall, 23-story non-historic hotel tower above a five-story podium with parking and hotel support uses, that was built in 1961.

The project includes the demolition of the existing hotel tower and podium and additional excavation for and expansion of below-grade parking uses. While interior changes to portions of the historic 1906 Fairmont Hotel are proposed, the exterior facades would remain largely unchanged.

The proposed five-story podium would be 50 feet tall and the proposed five-story mid-rise residential portion (above the five-story podium) would be 55 feet tall. The mid-rise residential component including the podium would be a total of 10 stories and 105 feet in height.

The proposed tower with its flag pole would be 373 feet in height, approximately four feet shorter than the existing hotel tower with its roof ornament (377 feet).

The proposed residential tower, mid-rise residential component and podium would together contain up to 160 residential units (occupying a total of 325,086 gsf); 3,776 gsf of retail space; and an 80,500-gsf net new addition to the existing 165-space, 65,000-gsf subsurface parking garage, resulting in an approximately 145,500-gsf, 350-space parking garage consisting of 302 self-park and 48 tandem spaces.

The project sponsor anticipates that the proposed residential units would consist of a combination of two- bedroom, three-bedroom, and four-bedroom units. Affordable units are not proposed on site as part of the project; the project sponsor anticipates electing to pay an inlieu fee in compliance with Section 315 of the Planning Code.

The project would likely reduced the number of hotel rooms at the Fairmont to between 305 and 365 (a reduction of 226 to 286).

Required approvals include: Conditional Use authorization for modifications to hotel use in the Nob Hill Special Use District; Planned Unit Development authorization; a Certificate of Appropriateness from the Historic Preservation Commission; and Planning Commission approval under the "Large Tourist Hotel Conversion Ordinance."

And assuming all is approved, construction could begin as early as 2012 and be completed by the end of 2014.

UPDATE: The façade of the historic portion of the Fairmont Hotel with the 1961 tower peeking up behind (which would be demolished and rebuilt as is proposed):

Posted by socketadmin at 2:00 AM | Permalink | Comments (33) | (email story)

April 20, 2010

555 Washington's EIR Certification Reversed

The San Francisco Board of Supervisors has upheld the appeal of the San Francisco Planning Department’s certification of the Environmental Impact Report (EIR) for the 555 Washington project voting 10 to 0 to reverse said certification.

True to our headline and tone in March ("EIR Approved But…"), the Board focused not only on concerns related to height, wind, and shadows but also objections with respect to land use and the inclusion Redwood Park in the project’s floor area-ratio (FAR) calculations (an approach which Planning staffers had recommended against but were overruled by Planning’s higher-ups).

A Hail Mary request from the developer to certify the EIR on the condition that the development adhere to current height restrictions of 200 feet was deemed too little, too late (and as far as we’re concerned, too damn short for the design) and failed to address the underlying concern that the existing EIR doesn’t meet California Environmental Quality Act (CEQA) guidelines for the project as proposed.

All eyes and ears are now back on developer Andrew Segal who intimated that upholding the EIR's appeal would kill the project (an action which was characterized by at least one Supervisor as "holding a gun to our heads").

Will Segal throw in the towel or reenter the ring for another round? We'll keep you posted.

∙ 555 Washington: Round Four On Hold Pending EIR Appeal [SocketSite]
∙ 555 Washington Round Two Vote Redux: EIR Approved But… [SocketSite]
∙ 555 Washington EIR Appeal: An Expected Response (From Both Sides) [SocketSite]
∙ Let’s Get Ready To Rumble Over 555 Washington [SocketSite]

Posted by socketadmin at 9:27 PM | Permalink | Comments (31) | (email story)

April 19, 2010

Alexandria Theater Plans A Few Weeks From First Public Screening

Recently designated a "vacant building," and already looking a little less blighty, the Environmental Impact Report (EIR) and detailed plans for the development of the long shuttered Alexandria Theater are expected to be released within the next few weeks.

No word on whether or not the outcry from local residents that "forced the warring factions" (owners versus City Planning) to speed up the development process will now turn to outcry from others over what’s planned (and slow it back down).

And of course, if you happen to already have any bootleg copies of the renderings, please feel free to send them our way (tips@socketsite.com).

UPDATE: As a number of readers and tipsters alike have since noted, The Richmond District Blog scored a preview (one frame from which is now above).

∙ Now Showing At The Shuttered Alexandria Theater: Blight [SocketSite]
∙ Richmond theater cleans up act [San Francisco Examiner]
∙ First look at the Alexandria Theater project plans [richmondsfblog.com]

Posted by socketadmin at 9:15 AM | Permalink | Comments (9) | (email story)

April 15, 2010

Designs For Building Senior Housing At 121 Golden Gate Avenue

The proposed project [at 121 Golden Gate Avenue] would consist of the demolition of an existing 40‐foot‐high building and the construction of a new 99‐foot‐high, ten‐story building with one basement level, containing a total of approximately 109,375 gross square feet (gsf) comprising a kitchen/dining hall, philanthropic/social services, and 90 affordable senior housing units. No off‐street parking would be provided with the project.

The existing two‐story, approximately 42,468‐gsf building on the site was constructed in 1912, and contains a dining hall/kitchen, philanthropic/social services space, and accessory office space.

The project would require Conditional Use authorization for construction of a building exceeding a height of 40 feet, for the elimination of off‐street parking, for setback requirements, for rear yard requirements, and for establishment of a social service or philanthropic facility above the ground floor. The project would also require a variance for loading and approval of a subdivision into two air rights parcels.

The St. Anthony Foundation and Mercy Housing are the project sponsors, the architect is Hardison Komatsu Ivelich & Tucker, and the estimated cost of construction $39,000,000.

Project construction is expected to occur over a period of approximately 20 months, with demolition, foundation reconstruction, and site grading occurring over a period of three months. Construction is anticipated to begin during the fall of 2010.

And as the reality and renderings show, "The proposed project would retain or replace the single street tree along the Jones Street frontage of the site, as well as add up to nine street trees to the front of the property."

Yes please (and not just with respect to the trees).

∙ 121 Golden Gate Avenue Notice Of Environmental Impact Report (EIR) [sf-planning.org]

Posted by socketadmin at 11:45 AM | Permalink | Comments (45) | (email story)

April 13, 2010

555 Washington: Round Four On Hold Pending EIR Appeal

With the legal appeal of the Planning Commission’s approval of 555 Washington’s Environmental Impact Report (EIR) pending (which we’ll call round three), the Planning Commission’s follow-up votes with respect to height, open space, wind and parking exceptions for the project (round four) are on an indefinite hold.

We will note, however, most of the items (with the exception of the open space variance) currently carry a preliminary recommendation of "approval with conditions" or the like.

∙ 555 Washington EIR Appeal: An Expected Response (From Both Sides) [SocketSite]
∙ 555 Washington Round Two Vote Redux: EIR Approved But… [SocketSite]
∙ Let’s Get Ready To Rumble Over 555 Washington [SocketSite]
∙ 555 Washington: Round One Goes To The Opponents (But No KO) [SocketSite]
∙ San Francisco Planning Commission Calendar: Thursday, April 15 [sf-planning.org]

Posted by socketadmin at 7:00 AM | Permalink | Comments (0) | (email story)

April 12, 2010

Treasure Island: Another Work Of Fiction Or Bounty To Be?

"The vision was conceived in 2005, and the most optimistic scenario has the first homes opening in 2013. Now, though, the push for approvals is gearing up, and the public can begin to gauge whether the much-ballyhooed green neighborhood could someday offer a truly different way to live or simply a denser version of Emeryville and Mission Bay."

∙ Treasure Island plan a trove full of promise [SFGate]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Model For Turning Treasure Island Into A "Green City Of The Future" [SocketSite]
∙ An Overview Of Mission Bay [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (16) | (email story)

April 8, 2010

HSR: Beale Street Alternative Rejected, Transbay Recomended

Breath a little easier Watermark and Baycrest owners, and Transbay proponents cheer, as a plugged-in tipster notes the California High Speed Rail Authority has rejected the Beale Street Alternative (Option d) and recomended a Transbay terminus (with service at 4th and King) for high speed rail into San Francisco.

From the California High Speed Rail Authority's preliminary Alternatives Analysis Report:

Only Option [a], in which HST and Caltrain service is offered at the Transbay and 4th & King locations, has been identified to be carried forward into further engineering and environmental analysis.

Option [b], with which all HST service goes to the Transbay Transit Center and there is no HST service at the 4th & King station, is not practicable and does not meet project purpose and need and objectives due to insufficient capacity.

Option [c], which assumes that all HST service terminates at the 4th & King station, does not satisfy Proposition 1A as HST service would not reach the Transbay terminal as a San Francisco terminus.

Option [d] with which HST service would go to a Beale Street station at Transbay Terminal and also to a 4th & King station is not practicable because of difficulties constructing the tunnel along The Embarcadero and under the Bay Bridge and because it would have extensive impacts to properties and displacements.

As the sole dissented, chairman Kopp was left unsatisfied.

∙ High Speed Rail Scoop: Build On Beale, Demolish The Watermark [SocketSite]
∙ While San Francisco Might Get High-Speed Rail, Will The Transbay? [SocketSite]

Posted by socketadmin at 4:30 PM | Permalink | Comments (48) | (email story)

April 7, 2010

Proposed Payment Plan For San Francisco’s Treasure Island Purchase

While the dollar value was set back in December, the details of San Francisco’s payment plan for the purchase of Treasure Island have been hashed out.

Under the agreement, The City will pay $55 million over 10 years — $5.5 million annually, plus interest. In addition, the Navy will receive up to $50 million if the project’s return hits 18 percent from the planned housing units, hotels and retail.

San Francisco’s Board of Supervisors still need to approve the agreement.

∙ Treasure Island: Sold To The Bidder Across The Bay For $105M (Plus) [SocketSite]
∙ City, Navy settle on Treasure Island’s price [Examiner]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]

Posted by socketadmin at 6:15 AM | Permalink | Comments (0) | (email story)

555 Washington EIR Appeal: An Expected Response (From Both Sides)

"Opponents of the [555 Washington] project argued during the March hearing that the Planning Department’s environmental analysis of the project, which is required under California law, was biased in favor of the project and failed on some key environmental issues, such as bird crashes into the building.

On Monday, opponents filed an appeal against certification of the environmental report. The Board of Supervisors will rule on the appeal.

Developer AEGON USA Realty Advisors told Board of Supervisors President David Chiu in a letter Tuesday that the project will become too costly if the board upholds the appeal and rules that major changes are required for the environmental impact report."

∙ Appeal filed against 555 Washington could derail project, developer claims [Examiner]
∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]
∙ 555 Washington Round Two Vote Redux: EIR Approved But… [SocketSite]
∙ Let’s Get Ready To Rumble Over 555 Washington [SocketSite]

Posted by socketadmin at 5:45 AM | Permalink | Comments (8) | (email story)

April 6, 2010

Rebuild Potrero: The Master Plan, Timeline And Community Events

The master planning process for the redevelopment of the 33-acre Potrero Annex and Terrace public housing development continues to move forward as part of Hope SF.

As proposed, the Rebuild Potrero project would not only rebuild the current 606 public housing units but add 350-500 BMR units, 450-600 market rate units, 10,000-20,000 square feet of retail, a 30,000-50,000 square foot community center, and 7 acres of public open space (the next community focus group and workshop for which is April 15).

The master plan for the redevelopment is expected to be finalized and submitted to the San Francisco Planning Department for review this year, with approvals by the end of 2011 and a construction start no earlier than late 2013.

Click any image to enlarge.

∙ Rebuild Potrero: Design Boards | Upcoming Events [rebuildpotrero.com]
∙ JustQuotes: Additional Details (Like Dollars) On Keeping Hope SF Alive [SocketSite]
∙ JustQuotes: Redeveloping The Developments (And Changing The Mix) [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (76) | (email story)

April 5, 2010

Let Them Eat Picnics Atop Hilltop Park

"Hilltop Park is planned at Yerba Buena Island’s highest peak, nestled within the elliptical Yerba Buena Drive, as a jewel in a low-density neighborhood [of up to 300 homes and a 50-room spa hotel] that will occupy the western chunk of the island.

The park is being designed as a destination between San Francisco and Oakland, filled with picnic facilities, overlooks, grass and yet-to-be-determined recreation facilities..."

∙ Hilltop park planned for Yerba Buena Island [San Francisco Examiner]
∙ Treasure Island: Sold To The Bidder Across The Bay For $105M (Plus)

Posted by socketadmin at 11:00 AM | Permalink | Comments (10) | (email story)

March 31, 2010

150 Otis: Details For Redevelopment Into "Veterans Commons"

Additional details on the proposed Swords to Plowshares and Chinatown Community Development Center’s conversion of 150 Otis Street from a temporary homeless shelter and City storage into "permanent affordable rental housing for chronically homeless veterans over the age of 55" with in-house supportive services ("Veterans Commons"):

Constructed in 1916 as the Juvenile Court and Detention Home, [150 Otis] has been designated as San Francisco Landmark No. 248. The west side (rear) of [the lot] contains an auditorium, underground garage, and plaza associated with 170 Otis Street – the San Francisco Human Services Agency (HSA) building west of the project site.

The lower three levels of 150 Otis Street are currently used as a seasonal homeless shelter during winter months, serving approximately 60 people between 7:00 PM and 7:00 AM. The shelter employs two daytime employees with additional staff at night when the shelter is open. The upper six levels of the building are currently used for City storage.

The proposed project involves interior and exterior renovations to the existing building to create 75 units of affordable permanent housing for homeless veterans and one manager’s unit (49,314 sf), and support service offices and community space (7,283 sf). The area of the building would increase by 4,621 sf; the building height would remain the same.

All non-original windows would be replaced, and the front entryway would be reconfigured for ADAaccessible entry. In addition, an exterior fire escape and windows at the rear of the building would be removed and replaced with an elevator shaft/lobby/trash room measuring 17’ by 25’ by 110’. A raised deck and new entrances would be added at the rear of the building. The project also includes seismic and building system upgrades; interior alterations for the building’s new use; repair of the roof; and repair/cleaning of the building exterior.

Required approvals or amendments: zoning (to allow for the development of housing consistent with Residential, Transit‐Oriented (RTO) and sundry exceptions); height (to accommodate the new elevator shaft); lot line (an adjustment for the removal the auditorium and underground garage encroachment); and a Certificate of Appropriateness for alteration of a City Landmark.

∙ 150 Otis Street: Preliminary Negative Declaration [sf-planning.org]
∙ 150 Otis: From Temporary To Permanent Shelter As Proposed [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (29) | (email story)

March 29, 2010

Debating The Details Of The Presidio's Preservation

"This is a far cry from the struggle that ended eight months ago, when the Fisher family abandoned its proposal to erect a contemporary art museum near the spot where a Spanish expedition established an outpost in 1776. Instead of headline-grabbing battles over a major facility, bureaucrats and watchdogs now are chewing on details as small as whether a 50-square-foot shed should be razed."

∙ 2 Presidio barracks fuel preservation debate [SFGate]
∙ The Fishers Break CAMP With Respect To The Presidio's Main Post [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (1) | (email story)

From Three-To-Four To One-To-One For Two Hundred Dolores

Proposing sixteen but limited to ten in February per Planning’s current parking ratio for the neighborhood (3:4), last week the developer of 200 Dolores was granted an exception and will build 13 underground parking spaces at the corner of Dolores and Fifteenth for a one-to-one (1:1) ratio of parking to condos (ten new plus a renovated three).

∙ Designs For 200 Dolores Six Years In The Making (And Why) [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (33) | (email story)

March 25, 2010

(Will They) Give It Up For Your Golden State San Francisco Warriors…

Could Chris Cohan’s announced willingness to sell the Golden State Warriors at a time when the San Francisco Giants’ are scrambling for equity investors to support their proposed development of San Francisco’s Seawall Lot 337 make for a return of the San Francisco Warriors?

As plugged-in people know, the Giants' current proposal for "Mission Rock" doesn’t include an NBA sized arena and adding one would necessitate a new plan (and perhaps competition). But considering the current lack of dollars for large development deals, a whole new plan might just be more of a boon than a barrier for the Giants.

∙ Proposed Seawall Lot 337 Development Scrambling For Investors [SocketSite]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ This time, Warriors' return to S.F. has a shot [SFGate]
∙ The Development Of Seawall Lot 337: And Then There Were Three [SocketSite]

Posted by socketadmin at 3:15 PM | Permalink | Comments (23) | (email story)

India Basin Shoreline Redevelopment EIR In The Works

The San Francisco Redevelopment Agency and San Francisco Planning Department and about to jointly tackle the preparation of an Environmental Impact Report ("EIR") for the proposed redevelopment of the India Basin Shoreline.

The India Basin Shoreline Redevelopment Program includes four project elements, each of which facilitate implementation of the Redevelopment Program project: (1) Hudson Avenue Improvements that create a bicycle and pedestrian connection parallel to Innes Avenue; (2) Innes Avenue Streetscape Improvements to improve the livability and character along Innes Avenue; (3) the Hunters View Stairs project that will provide a pedestrian connection between the Hunters View development on Hunters Point Hill and the India Basin Shoreline; and (4) the Hunters Point Substation Relocation project, which would consist of the demolition and relocation of the existing 115 kilovolt (kV) to 12 kV PG&E switching substation.

The proposed redevelopment project "would allow the largely industrial zoned India Basin Shoreline area to develop as a mix of residential, commercial and industrial uses" and "result in a maximum build out of up to 1,240 new housing units, up to 1,365,000 gross square feet (gsf) of commercial space (office and light industrial), up to 100,000 gsf of new retail space, and up to 300 hotel rooms with a conference center."

∙ Notice of EIR Preparation: India Basin Shoreline Redevelopment [sf-planning.org]

Posted by socketadmin at 10:15 AM | Permalink | Comments (9) | (email story)

March 19, 2010

555 Washington Round Two Vote Redux: EIR Approved But…

We should have been much more clear in yesterday's post with respect to the Planning Commission's voting on the proposed 555 Washington project.

While the EIR for the project was approved by the Planning Commission 4-3, votes on the project related to land use were delayed and not only include the impacts on Redwood Park and Mark Twain Alley, but exceptions for height, bulk, and parking.

That being said, we will call round two 10-9 in favor of 555 Washington (versus round one 10-9 for its opponents).

∙ Full 555 Washington Vote Delayed (Again) By "Administrative Error" [SocketSite]
∙ Let’s Get Ready To Rumble Over 555 Washington [SocketSite]
∙ 555 Washington: Round One Goes To The Opponents (But No KO) [SocketSite]

Posted by socketadmin at 9:15 AM | Permalink | Comments (16) | (email story)

706 Mission Tower (And Mexican Museum) Back In Play

From the San Francisco Business Times:

Millennium Partners is dusting off plans for a highrise condo tower at 706 Mission St. in San Francisco after two years in which the financial crisis brought planning to a virtual halt.

The project calls for Millennium Partners…to build a condo tower on a site made up of a 9,000-square-foot parcel the Redevelopment Agency owns and a 16,000-square-foot parcel the developers bought in 2006. The tower would house a 35,000- to 40,000-square-foot Mexican Museum, which the developers will build at no cost to the museum. Both the museum and condo tower would be connected to the historic Mercantile Building at 706 Mission St., a 1903 structure that the developers would restore. The height of the residential tower, which is being designed by Mexican architect Enrique Norton’s TEN Arquitectos and San Francisco-based Glenn Rescalvo of Handel Architects, would likely be between 450 and 550 feet.

The environmental impact report (EIR) is in the works along with entitlements, and construction could commence "late 2011 or early 2012."

∙ Muy Bien? Proposal To Restore And Develop Adjacent To 706 Mission [SocketSite]
∙ Millennium Partners revives S.F. highrise, museum [Business Times]

Posted by socketadmin at 8:30 AM | Permalink | Comments (9) | (email story)

March 18, 2010

Full 555 Washington Vote Delayed (Again) By "Administrative Error"

The scheduled vote at today's Planning Commission Special Hearing with respect to the fate of the proposed 555 Washington project was delayed (once again) until April 15 due to "an administrative error."

UPDATE (3/19): 555 Washington Round Two Vote Redux: EIR Approved But…

∙ Planning Commission Special Hearing (3/18): 555 Washington [sf-planning.org]
∙ Let’s Get Ready To Rumble Over 555 Washington [SocketSite]
∙ 555 Washington: Round One Goes To The Opponents (But No KO) [SocketSite]
∙ 555 Washington votes delayed again [Examiner]
∙ 555 Washington Round Two Vote Redux: EIR Approved But… [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (4) | (email story)

March 16, 2010

Now Showing At The Shuttered Alexandria Theater: Blight

In 2008 Alexandria Enterprises LLC filed a building permit to preserve the envelope of the long-shuttered Alexandria Theater at 5400 Geary and raise a four story building atop the theater’s parking lot off 18th Avenue.

As proposed the theater would maintain one screen with the remainder of the space being transformed into an 8,000 square foot restaurant while the new construction would result in 39 (according to the permit) to 46 (according to the Examiner) residential units atop 6,550 square feet of retail and 136 underground parking spaces.

Blame the economy, the developers, or planning, the lack of development over the past six years has resulted in the theater becoming "a haven for homeless."

The storied movie theater sits idle with a crumbling façade, a boarded-up box office and a once-vibrant entrance riddled with flies and the stench of urine. The building has become an ideal canvas for graffiti, and cardboard strewn at its front doors acts as a bed for transients.

And while the city’s new blight ordinance forces owners of vacant or abandoned buildings to maintain their properties, the Richmond YMCA’s lease of 13 theater parking spaces and use of the theater’s marquee appears to be to blame for the Department of Building Inspection overlooking the theater’s current state of disrepair.

UPDATE: The DBI has now deemed the Alexandria to be a "vacant building" which must be registered and maintained or face fines in accordance with the city's blight ordinance.

∙ Shuttered Alexandria Theater evades upkeep [San Francisco Examiner]
∙ Beauty Blight Is In The Eye Of The City (And Perhaps Your Neighbors) [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (3) | (email story)

March 15, 2010

1600 Market: Envisioned Mixed-Use Redux (And Slight Reduction)

As a reader notes (and hopes), the proposed 1 Franklin development for which a building permit has been filed would rise directly across the street from the Stanley Saitowitz envisioned nine story 1600 Market, the site for which remains on the market at $3,100,000 (down from $3,195,000 a year ago).

The listing for 1600 Market now notes “approved” for “thirty-six residential units, street level commercial and eleven garage parking spaces” but with no permits filed (and not currently part of the Planning Department’s Pipeline Report for San Francisco).

∙ From Pavement To Eight Stories For 1 Franklin As Proposed [SocketSite]
∙ Entitled, Envisioned And For Sale (But Not Permitted): 1600 Market [SocketSite]
∙ Listing: 1600 Market (Proposed Development) - $3,100,000 [loopnet.com]
∙ Stanley Saitowitz | Natoma Architects Inc. [saitowitz.com]
∙ San Francisco’s Q4 2009 Housing Pipeline Report [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (6) | (email story)

March 12, 2010

From Pavement To Eight Stories For 1 Franklin As Proposed

As a couple of plugged-in tipsters note, the surface area parking lot at the corner of Page and Franklin (1 Franklin) is being eyed for a new eight-story mixed-use development of 35 residential units over 2,378 square feet of ground floor retail and 18 parking spaces.

As proposed, the building would rise 85 feet along Franklin and step down to 55 feet along Page (not including the cornices atop the bays or the stair and elevator penthouse).

And according to Planning, "no hearing is required for approval except [for a hearing on March 24] to consider relaxing the requirements for bay windows under Section 136."

PER SECTION 136 OF THE PLANNING CODE permitted obstructions (bay windows) over the public right-of-way are limited to extend over the property line 2-feet where the sidewalk is 9-feet or less and 3-feet where the sidewalk is over 9-feet in width. The maximum width allowed for a bay window is 15-feet, narrowed at a 45-degree angle to a maximum width of 9-feet as it extends over the property line.

The minimum horizontal separation between bay windows is 2-feet at the property line, widened at a 135-degree angle to a minimum width of 8-feet as it extends over the property line. The proposed bay windows do not meet the projection, width, or separation requirements; therefore, the project seeks a variance from the requirements of Planning Code Section 136.

Yes, somehow it always seems to come back to bay windows in San Francisco.

Posted by socketadmin at 1:15 PM | Permalink | Comments (16) | (email story)

1717 17th Street: Eastern Neighborhoods Plan In Action As Proposed

Recently rezone from Light Industrial to Urban Mixed-Use as part of the Eastern Neighborhoods Area Plan, the proposed 1717 17th Street project would demolish three existing buildings between De Haro and Carolina representing 12,000 square feet of Production, Distribution and Repair (PDR) and a surface area parking lot.

In their place would rise two mirror image mixed-use buildings yielding 7,000 square feet of ground floor PDR, 8,000 square feet of commercial/retail, 41 residential units and 58 below-grade parking spaces (click image to enlarge)

The project would be constructed in two phases as proposed:

Phase I (De Haro Street): Phase I would include demolition of the two existing wood‐frame buildings fronting 17th Street and the partial demolition of the concrete and aluminum building on site. Phase I would construct a new 48‐ft tall, 51,664 gross square foot (gsf), mixed‐use building containing 20 dwelling units with a unit mix as follows: ten two‐bedroom units and ten one‐bedroom units (21,345 gsf in total). The ground floor would also contain 7,500 sf of PDR/commercial/retail space, and 11,091 gsf of common area. The below‐grade basement level would contain parking for 29 off‐street parking spaces and 11 secured Class I bicycle spaces.

Phase II (228 Carolina Street): Phase II would be the demolition of the remainder of the concrete and aluminum building and construction of a 48‐foot tall, 51,664 gsf mirror image of the De Haro Street building, fronting on Carolina Street. This building would include 21 residential units with a unit mix as follows: nine two‐bedroom and twelve one‐bedroom units (21,315 gsf). This building would also include 7,500 sf of PDR/commercial/retail space and 29 below‐grade vehicle parking spaces and 11 Class I bicycle spaces.

And don’t panic, Anchor Steam’s distribution center at the south end of the block would not be harmed nor hampered (cheers), but new shadows would be cast over Jackson Park.

UPDATE: The shadow graphic above does in fact represent the expected impact on the Jackson Playground at June 21st, 7:30 PM for the proposed 48-foot building (green) versus a 40-foot alternative (outlined in red).

∙ 1717 17th Street Preliminary Mitigated Negative Declaration [sf-planning.org]
∙ Eastern Neighborhoods Plan, It's Not Just For Policy Wonks Anymore [SocketSite]
∙ Eastern Neighborhoods/Candlestick Plans Yea! (Mirant Retrofit Nea!) [SocketSite]
∙ Eastern Neighborhoods "Amnesty" To Continue Business As Usual [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (19) | (email story)

March 9, 2010

Mayor Newsom’s Voluntary Soft-Story Legislation Up For A Vote

Mayor Newsom’s voluntary soft-story seismic retrofitting legislation is before the Board of Supervisors for a vote this afternoon. The legislation would "waive permit processing fees for the proportionate share of work related to such seismic retrofit upgrades."

And while a Controller's office report found the legislation "is not expected to significantly increase the number of voluntary retrofits," it would reduce the fees collected from all.

∙ Soft-Story Seismic Upgrade Amendment [sfbos.org]
∙ Economic Impact Report: Voluntary Soft-Story Seismic Strengthening Bill [sfcontroller.org]

Posted by socketadmin at 8:00 AM | Permalink | Comments (9) | (email story)

March 3, 2010

555 Fulton: Full Details And A "Refined" Facade

The Stanley Saitowitz design for 555 Fulton (click image to enlarge) has been "refined" a bit since a plugged-in tipster first forwarded the renderings three years ago. New details for the proposed 136-unit mixed-use project in Hayes Valley:

The project site is located on the south side of Fulton Street in the block bound by Octavia, Laguna, and Birch Streets in San Francisco’s Hayes Valley neighborhood.

The proposed project would result in demolition of the subject property’s existing two-story 19,620-square-foot industrial (office and warehouse) building and the removal of an approximately 70-space surface parking area (approximately 5,200 square feet). It would entail the merging of the two lots and the construction of a five-story, about 55-foot-tall, mixed-use building. Constructed in 1957, approximately 29 firms use the existing building for office space in addition to a plumbing company, a cabinet company, and a hot dog stand.

The proposed project would have 136 residential units (32 studios, 48 one-bedroom, 56 two-bedroom), about 32,800 square feet of ground-floor commercial (supermarket) space, and up to 195 spaces of parking in a two-level underground parking garage, which would also include 52 bicycle spaces. Total building area would be approximately 245,610 gross square feet, comprising 139,637 gross square feet of residential space, 32,800 square feet of commercial space, 68,700 square feet for parking, and 4,473 square feet for building services.

Residential access would be from one midblock entrance on Fulton Street and one midblock entrance on Birch Street. Retail access would be from Laguna Street. Ground‐floor parking access would be from Fulton Street. First level parking access (commercial and residential) would be from Octavia Street, and second level residential‐only parking would be from Birch Street.

The Kingdom Hall of Jehovah's Witnesses at Fulton and Octavia would remain.

∙ We Want Need Some Answers (For 555 Fulton) [SocketSite]
∙ 555 Fulton Preliminary Mitigated Negative Declaration [sf-planning.org] [Map]

Posted by socketadmin at 8:30 AM | Permalink | Comments (21) | (email story)

March 1, 2010

430 Main/429 Beale Development Site Back On The Market

Approved by San Francisco’s Planning department last in May, Portland Pacific’s proposed 113-unit development at 430 Main/429 Beale hit a Board of Supervisors (neighborhood led) speed bump in October.

And while Portland Pacific is moving forward with trying to secure a green light for development, they have also placed the undeveloped parcel back on the market with an asking price of $4,750,000.

Once again, the proposed development would be condo mapped but the developer had agreed to keep the project as rentals for at least 20 years before converting. No update on the FHA-backed construction loan that Wells Fargo was expected to provide.

∙ 113 New Apartments at 430 Main/429 Beale Approved By Planning [SocketSite]
∙ 430 Main/429 Beale Development Delayed [SocketSite]
∙ SoMa housing site on block [San Francisco Business Times]

Posted by socketadmin at 8:00 AM | Permalink | Comments (16) | (email story)

February 24, 2010

San Francisco’s Q4 2009 Housing Pipeline Report

According to the San Francisco Planning Department’s Q4 2009 Pipeline Report, San Francisco's current big picture (click to enlarge) housing pipeline is as so:

∙ 128 projects with 1,320 housing units are currently under construction
∙ 190 projects representing 2,070 units have received a building permit
∙ 328 projects representing 4,620 units have applied for a building permit
∙ 119 projects representing 8,220 units have been approved by the Planning Department
∙ 108 projects representing 30,370 units have filed for Planning Department approval

Overall pipeline residential units currently total 46,600, down from 54,790 in the second quarter of 2009, but up from 30,002 in the first quarter of 2007. Of course the share of those under construction (4,978 in 2007) has shifted and applications for proposed new units have plummeted over the past two years.

∙ San Francisco Pipeline Report: Q4 2009 [sf-planning.org]
∙ San Francisco’s Housing Pipeline And 2009 Housing Element Report [SocketSite]

Posted by socketadmin at 9:30 AM | Permalink | Comments (15) | (email story)

People Over Parking As 1415 Mission Gets A Land Use Thumbs Up

San Francisco’s full Board of Supervisors will now need to vote, but the board’s Land Use and Economic Development Committee has given the thumbs up to zoning changes that would clear the way for the development of 1415 Mission.

The building would be 14 stories and 130 feet in height, with a mechanical penthouse rising an additional 16 feet. Approximately 2,453 sq.ft. of common usable open space would be provided at the penthouse (roof) level for the use of residents. Seventy‐six of the 117 dwelling units would have access to private open space in the form of balconies or terraces, totaling approximately 4,200 sq.ft. There also would be a 58‐sq.ft. plaza for the retail use, which would not count toward open space square footages for Code purposes.

If approved, construction of the proposed project would occur over approximately 24 months. The project sponsor is R & K Investments and the project architect is Heller Manus Architects.

Once again, proposed to include roughly 26 studios, 39 one-bedrooms, and 52 two-bedrooms over street level retail and three levels of underground parking.

∙ 1415 Mission: Existing (Parking) And As Proposed (People) [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (13) | (email story)

Just Cause And Parking Legislation Postponed, And Not Just Because

San Francisco’s Board of Supervisors postponed a first vote on Supervisor Avalos’ amended legislation which would extend "just cause" eviction protections to those in buildings which have been foreclosed upon.

A second and final vote on Supervisor Chiu’s legislation "that would crackdown on the construction of parking garages in residential buildings in three San Francisco neighborhoods: North Beach, Telegraph Hill and Chinatown" was also postponed.

The [parking] vote’s postponement came as Supervisor Bevan Dufty was being called on to change his vote and oppose the legislation to ensure Mayor Gavin Newsom could successfully veto it.

∙ Just-cause eviction vote postponed until next week [San Francisco Examiner]
∙ Just Cause Eviction Rights Extension II: Now Just For Foreclosures [SocketSite]
∙ Vote postponed on parking garage restrictions [San Francisco Examiner]
∙ New Parking Restrictions For District 3 Circles The Block Board [SocketSite]

Posted by socketadmin at 7:00 AM | Permalink | Comments (8) | (email story)

February 22, 2010

935 Folsom: Warehouse Squat Sweatshop Condos Fire Station!

From the Mayor’s Office by way of a plugged-in tipster (and SFAppeal):

Mayor Gavin Newsom announced today that the City has reached a proposed agreement with the San Francisco Museum of Modern Art (SFMOMA) for the exchange of the City’s existing fire station on Howard Street in return for a newly constructed, replacement fire station on Folsom Street. The agreement allows for SFMOMA to proceed with a $480 million campaign and expansion on Howard Street, while providing the City with a modern replacement for its outdated fire station.

The agreement translates to a gift from museum leadership to the City of over $10 million. Under the terms of the agreement, SFMOMA will acquire the land for the new fire station and will design, fund and construct a new state-of-the-art station to the Fire Department’s specifications. The City will deed to the SFMOMA the existing Fire Station No. 1 and a portion of Hunt Alley directly behind the station.

The new fire station will be located at 935 Folsom Street, between 5th and 6th Streets and is expected to cost over $14 million to develop.

Construction of the new station is expected to begin in 2011 assuming San Francisco's Fire Commission and Board of Supervisors approve. We will now hold a moment of silence for the previously proposed 935 Folsom Street project.

As we wrote about the site a little under two years ago:

In the news "five years ago when the U.S. Department of Justice raided the property as part of a multi-agency investigation into illegal sweatshop operations," 935 Folsom served as "a squat for about 30 punk rock anarchists" in the early 1980’s. Ah, the good old days.

Once again...ah, the good old days (of unbridled condo development and easy sales).

∙ Mayor Newsom Announces Agreement with SFMOMA for Fire Station [sfmayor.org]
∙ Deconstructionist Or Cubist? MOMA To Design, Build A Fire Station [SFAppeal]
∙ From CAMP SF To CAMFS? (Contemporary Art Museum Fire Station) [SocketSite]
∙ SFMOMA Snags The Fisher Contemporary Art Collection [SocketSite]
∙ From Warehouse, To Squat, To Sweatshop, To Condos: 935 Folsom [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (13) | (email story)

February 16, 2010

Proposed Seawall Lot 337 Development Scrambling For Investors

With its retail space having been cut in half last year, the San Francisco Business Times reports that the proposed development for the Port of San Francisco's Seawall Lot 337/Pier 48 (a.k.a. Mission Rock or Giant’s parking lot A) is now scrambling for equity investors:

The San Francisco Giants are rushing to assemble a new team to redevelop 16 acres across from AT&T Park after the economic downturn prompted key equity investors in the project to pull out or scale back their involvement.

While the shake-up in the team on the $2 billion development is still in flux, Kenwood Investments will likely drop out of the project, while hedge fund Farallon Capital Management could opt out or play a much smaller financial role than originally planned, according to development and port sources.

Once again, a 17-year development cycle that was expected to start in 2013 and yield "875 housing units, 1 million square feet of office space, 240,000 square feet of shops and restaurants, 180,200 square feet of exhibit/event space, 8.7 acres of public open space and 2,650 parking spaces."

∙ Batters out in San Francisco Giants’ $2B project [San Francisco Business Times]
∙ San Francisco SWL 337 Proposal: Downsized And Drawn Out [SocketSite]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (6) | (email story)

Time To Stick A Spork In 1050/8 Valencia? (Figuratively This Time)

The 1970’s construction at the corner of Valencia and Hill was home to Kentucky Fried Chicken prior to becoming “Spork” in 2006. And as is proposed, the one-story building would be razed and a five-story mixed-use development would rise in its place.

The ground floor of the structure and a portion of the basement would contain a 3,500-square-foot commercial space (assumed to be in the form of a restaurant) with floors two through five containing a total of 16 residential units. The residential unit mix would consist of eight studios and eight two-bedroom units, with two of each type of unit on every residential floor.

A 1,460-square-foot rooftop deck would provide common open space to the residents. In addition, four of the dwelling units would have private decks, which would encompass a total of 640 square feet (combined).

The proposed structure would be approximately 55 feet in height to the roof, with rooftop features, including the mechanical penthouse for the elevator overrun, extending an additional nine feet above the roofline.

Apparently Spork would have the first right of refusal to reoccupy the new commercial space, "an option that Spork’s owners have indicated they intend to exercise."

And while no new parking would be created and the current single space would be reserved for commercial use, the proposal calls for widening the sidewalk along Hill Street by six feet in front of the development which would result in the loss of two on-street parking spaces.

∙ 1050 Valencia Street Preliminary Mitigated Negative Declaration [sf-planning.org]
∙ Parking Space Trivia (And Spoiler): 441,541 Spaces In San Francisco [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (50) | (email story)

February 12, 2010

555 Washington: Round One Goes To The Opponents (But No KO)

San Francisco’s Planning Commission voted three to two against certifying 555 Washington's Environmental Impact Report (EIR).

Commissioners Hisashi Sugaya, Kathrin Moore and Christina Olague voted against certification, Bill Lee and Ron Miguel opposed the motion against certification, and Michael Antonini and Gwyneth Borden were absent from the vote.

Luckily, or perhaps unluckily depending upon one’s perspective, four votes are required to carry a motion. And as such, the project will be back up for debate and round two on March 18. Should a motion against certifying the EIR carry, a reworking of the EIR could easily consume another year.

And with that, we head to our corner for the long weekend.

∙ Let’s Get Ready To Rumble Over 555 Washington [SocketSite]
∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]

Posted by socketadmin at 1:30 AM | Permalink | Comments (31) | (email story)

February 11, 2010

Let’s Get Ready To Rumble Over 555 Washington

We’ll call the divide rather apropos considering the controversy that surrounded the development of San Francisco’s iconic Transamerica Pyramid right next door. And later today, "the commissions that oversee the city's parks and planning departments are to meet in joint session on whether to approve the development at 555 Washington St."

Proponents say it is a creative approach to sustainable development that will add a city-owned downtown park and allow people to live near their work. Critics say developers are seeking a laundry list of exemptions to city codes in an audacious move that runs counter to decades of planning and would set a dangerous precedent.

The plan would demolish a nine-story office building at 545 Sansome St. and a single-story building nearby to make way for an eco-friendly 248-unit condo tower and underground parking garage. Privately owned Redwood Park next to the Transamerica Pyramid would be expanded for use as a city park, with the developer paying for its upkeep in perpetuity. Mark Twain Alley would be converted into a pedestrian plaza with outdoor dining and shops.

The project is seeking at least seven exemptions to city rules. It would be twice as tall as the current approved height limit and would shade parts of two city parks protected from shadows. It would also require exceptions to rules on increased wind, off-street parking, truck loading and architectural roof screening, planning documents show. The developer also wants to buy Mark Twain Alley from the city for $2 million.

For the record, we happen to be in the camp of the proponents and YIMBY’s. And not just with respect to its density but also design.

∙ 'Battle royal' brewing over planned S.F. tower [SFGate]
∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]
∙ In The Shadow Of The Pyramid 555 Washington [SocketSite]
∙ A Gathering Of 555 Washington And Redwood Park YIMBY’s [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (24) | (email story)

February 10, 2010

Transbay Block 11A (Folsom @ Essex) Plans And Proposed Design

Jamie Whitaker scores the link to the design narrative and proposed schematics for Transbay Block 11A at the corner of Folsom and Essex in Rincon Hill.

As proposed, the building would rise 8 stories over 85 feet and include 120 below market rate apartments for the formerly homeless, two market rate retail spaces, a suite for supportive services, and 15 secure spaces for bikes (no parking for cars).

The project would also result in sidewalk improvements including "widening the Essex Street sidewalk to a depth of 18’-0,” providing a row of street trees" and adding a bulb out 78’-0” wide by 17’-0” deep on the corner of Folsom and Essex.

Solar panels will adorn the roof while vines will adorn the first floor of the eastern façade.

∙ Block 11a Supportive Housing Plans for Your Review [rinconhillneighbors.org]
∙ Transbay Block 11A (Folsom @ Essex) Design Overview [somapride.com]
∙ Transbay Block 11A (Folsom @ Essex) Proposed Schematic Design [somapride.com]

Posted by socketadmin at 1:00 PM | Permalink | Comments (101) | (email story)

Make That 441,469 Spaces: Proposed Curbside Cafe Conversions

"Curbside parking spaces in North Beach would be replaced with cafe seating [along Columbus Avenue] in the latest initiative to rethink how streets are used in San Francisco - making them less focused on cars and more welcoming for pedestrians."

∙ Cafes get more sidewalk under North Beach plan [SFGate]
∙ Parking Space Trivia (And Spoiler): 441,541 Spaces In San Francisco [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (48) | (email story)

February 4, 2010

Supervisor Chiu Sees The Light (At Least For Now)

Once again, sundry San Francisco tower and 555 Washington lovers take note:

Board of Supervisors President David Chiu, who wrote the measure [to strengthen the City's 1984 Sunlight Ordinance], told The Chronicle on Wednesday that he planned to pull it from the June ballot after receiving a letter from Newsom that called for a thorough analysis of the impacts that planned skyscrapers and other projects would have on sunlight in parks and public spaces.

We're saving the "Show Me The Study!" headline for our follow up.

∙ From The Shadows They Start To See The Light [SocketSite]
∙ Scoop: Transbay Interactive Map (And New Transit Center Website) [SocketSite]
∙ Proposed 555 Washington Street Project: Comments And Responses [SocketSite]
∙ Compromise averts showdown over S.F. shadows [SFGate]
∙ Hardship, Shadows And Rail Making Their Way Towards June Ballot [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (15) | (email story)

February 3, 2010

No Exemption (And Little Love) For Alameda Point Development

"With all precincts reporting, Measure B in Alameda lost, 85 percent to 15 percent. It would have allowed a one-time exemption to Measure A, a 1973 ordinance that bans anything larger than a duplex on the island."

"If it had passed, Measure B would have allowed a development at Alameda Point with 4,500 units of apartments, condominiums and single-family homes, as well as offices, parks, a ferry terminal and other amenities."

∙ Voters rejecting Alameda development project [SFGate]
∙ Alameda Point Redevelopment [alameda-point.com] [Master Plan (pdf)]

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

February 2, 2010

Parcel P Update (Hayes Valley Farm Sprouts New Website) And Plan

While new dirt is being delivered, Hayes Valley Farm has already sprouted a new website.

The Hayes Valley Farm and Garden Education Project (HVF) is an exciting new opportunity to create a working urban farm and education center in Hayes Valley on a City of San Francisco-owned lot located between Oak, Fell, Laguna and Octavia streets.

The project is organized by a coalition of urban farmers, garden educators, social service organizations, and landscape designers. The project is proposed as an interim use - a one to five year time frame - until the City moves forward with other development plans for the site.

An interim vision for HVF is above, the longer term vision from Build Inc. is below.

In our collective discussions concerning Parcel P, we struggled to find a solution that was less cosmetic and more genuine in its diversity. At some point, it dawned on us that perhaps the most genuine approach to diversifying the site was to actually break it up into smaller parcels with each of the parcels having a different architect designing to the specifics of a particular program and place; a recreation in spirit, not form of the surrounding organically grown neighborhood.

239 new residences as envisoned. And yes, with a central mews.

∙ Hayes Valley Farm [hayesvalleyfarm.com]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ Octavia Boulevard [Parcel P] Plan [buildinc.biz]

Posted by socketadmin at 12:00 PM | Permalink | Comments (27) | (email story)

February 1, 2010

A Future Postcard Row: Three Houses That Don’t Yet Exist

Speaking of San Francisco’s Postcard Row, as the Alamo Square Neighborhood Association noted in December, the buyer of 940 Grove (which sits across the street from 722 Steiner) plans "to restore the house...and replace the existing non-historic addition [along Steiner] with three new single family homes."

As we wrote last April prior to its sale, "with 940 Grove it's all about the bones and enviable 125 foot by 137.5 foot lot."

The plans call for subdividing the existing lot into four smaller lots. The first lot would be a 56’-6” by 125’ lot around the existing home. The remaining three lots would each be 27’ by 125’ lots fronting on Steiner Street….The potential addresses would be 802, 804 & 808 Steiner.

And as a plugged-in tipster actually noted a month ago, "The potential here is simply thrilling (although I'd love to see something wholly modern not a Vic derivative)."

Cheers (and so would we).

∙ Alamo Square Neighborhood Association Newsletter: Dec 20/Jan 2010 [alamosq.org]
∙ Postcard Row's Postman's Home Hits The Market (722 Steiner) [SocketSite]
∙ Whiter Than The Colgate Mansion (But Not As "Improved"): 940 Grove [SocketSite]

Posted by socketadmin at 4:00 PM | Permalink | Comments (23) | (email story)

One Capitol Avenue Address, Twenty Eight Dwellings As Proposed

Acquired from Caltrans as a "surplus right-of-way purchase," the proposed development of the one acre field bounded by Capitol Avenue, Sagamore, Alemany Boulevard and I-280 would necessitate a rezoning from P (Public Use) to RH-2 (Residential).

But as is proposed, 28 new homes would rise at One Capitol Avenue:

The proposed project is the construction of 28 single-family dwellings, each approximately 30-feet-high and ranging in size from approximately 1,450 to 2,330 sq ft. The proposed project would consist of 22 two-bedroom units and 6 three-bedroom units with 41 surface-level garage parking spaces and one unenclosed car share parking space within a Planned Unit Development.

Fifteen of the 2- bedroom units would have one off-street parking space, seven of the 2-bedroom units would have two off-street parking spaces; all 3-bedroom units would have two off-street parking spaces.

The proposed development would total approximately 53,400 sq ft and would subdivide the existing vacant 43,077-sq ft parcel into 28 parcels with lot sizes ranging from 942 sq ft to 3,317 sq ft.

Each of the resulting 28 parcels would grant an easement for a shared private 20-foot-wide one-way westbound driveway connecting Capitol Avenue and Alemany Boulevard that would provide vehicular and pedestrian access to each unit.

Credit MacDonald Architects for the design, a name which should sound familiar when it comes to urban infill.

∙ One Capitol Avenue: Preliminary Mitigated Negative Declaration [sf-planning.org]
∙ Donald MacDonald Architects [donaldmacdonaldarchitects.com]
∙ One Of Four Little Donald MacDonald Urban Townhouses On Hermann [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (34) | (email story)

January 29, 2010

It's All About Density (Okay, And Dollars) On Treasure Island

From the San Francisco Business Times today:

The Treasure Island development team has increased the target number of housing units from 6,000 to 8,000, a move that could help attract stores and other services to the new neighborhood and make the staggeringly expensive project economically viable.

Kheay Loke, project manager for developer Wilson Meany Sullivan, said the bump up in density is being driven by public response to the project "notice of preparation" — part of the environmental review process — as well as calculations about the how many residents will be needed to support the variety of retail and services that will make the island a real neighborhood.

Yes, it's all about density. Okay, and dollars.

∙ Treasure Island boosts housing [San Francisco Business Times]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Treasure Island: Sold To The Bidder Across The Bay For $105M (Plus) [SocketSite]
∙ The Next Era In San Francisco’s Development: It’s All About Density [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (13) | (email story)

January 28, 2010

A Few Perspectives On San Francisco’s (Potential) Future Skyline

Speaking of the proposed 222 Second Street, future shadows (or not), and Transbay re-development(s), a few perspectives on San Francisco’s potential future skyline.

∙ The 222 Second Street Scoop (For The Second Time) [SocketSite]
∙ From The Shadows They Start To See The Light [SocketSite]
∙ And San Francisco's Transbay Joint Powers Authority Rolls… [SocketSite]

Posted by socketadmin at 10:45 AM | Permalink | Comments (16) | (email story)

The 222 Second Street Scoop (For The Second Time)

While truly plugged-in people have known about the proposed development of 222 Second Street on the corner of Howard for well over two years, details for the proposed 26-story development are now online via a Draft Environmental Impact Report (EIR).

The project sponsor, TS 222 Second Street, L.P., proposes to construct a 26-story, approximately 350-foot-tall office tower containing approximately 430,650 square feet of office space. The project would also include [4,600 square feet of] retail space and an enclosed [8,750 square foot] publicly accessible open space at the ground floor, and two levels of sub-grade parking containing 54 parking spaces.

As proposed, the project would be a rectilinear tower of diminishing bulk from the building base to a height of approximately 350 feet. At the fifth floor, the north façade of the building would be set back 5 feet from Howard Street and the west façade would be set back approximately 20 feet from the westerly property line. At the 17th story, the east façade would be set back 24.5 feet from Second Street, and the South façade would be set back 44.5 feet from Tehama Street. In addition, the fifth floor would include a further 5-foot recess, or “reveal,” on all four facades, intended to emphasize a visual break above the first four stories of the building—at a height of about 60 feet—and thereby establish a sense of continuity with nearby historic structures.

The site is currently occupied by a surface parking lot. As part of the project, the sponsor proposes to acquire and incorporate into the project site a 1,650-square-foot (20-foot–by–82.5-foot) portion of the adjacent property, which would increase the size of the project site to 25,575 square feet, and to demolish the existing loading dock at 631 Howard Street, which occupies the portion of the adjacent parcel to be acquired. The existing building at 631 Howard Street would remain.

Two basement parking levels would be provided beneath the project site, with access provided via a two way driveway from Tehama Street for a total of 54 marked parking spaces, with capacity for approximately 80 vehicles with valet parking. The basement would also include approximately 46 bicycle parking spaces, which would exceed the 12 spaces required by the Planning Code. Three additional service van spaces would also be provided in the basement.

Construction is estimated at 21 months with occupancy as early as 2013. The project architect is Heller Manus in association with Thomas Phifer and Partners.

And yes, the "TS" in "TS 222 Second Street, L.P." stands for Tishman Speyer.

∙ The Things You Can See From Those Virtual Views (222 2nd Street) [SocketSite]
∙ 222 Second Street Draft Environmental Impact Report (EIR) [sf-planning.org]

Posted by socketadmin at 6:30 AM | Permalink | Comments (29) | (email story)

January 26, 2010

A Great Green Idea If We Do (And Did) Say So Ourselves

As we wrote a year ago with regard to numerous recently cleared but undeveloped lots now dotting the landscape in San Francisco facing the loss of their city entitlements:

Our suggestion, grant the extensions but in exchange for turning undeveloped lots into public parks and maintaining them as such until construction is underway.

As John King adds today:

The Newsom administration is drafting legislation to encourage San Francisco developers to occupy empty lots on a short-term basis with such initiatives as tree farms or public art.

What's being called a "green development agreement" would offer a trade-off. Landowners with approved projects stalled by the real estate slump could lock in their right to build if the land is used in ways that offer visual, environmental or cultural benefits until construction begins.

Needless to say, we like the idea.

∙ Entitlement Extensions? We Say Yes, But With A Green Twist… [SocketSite]
∙ Myriad ideas to fill void of empty lots [SFGate]

Posted by socketadmin at 6:30 AM | Permalink | Comments (12) | (email story)

166-178 Townsend Landmarking For Tax Breaks Deal In Trouble

Approved by the Planning Commission last September, an unpaid tax bill and added sixth floor has the City’s Budget Analyst recommending against the tax break for landmarking deal for Martin Building Company's development of 166-178 Townsend.

"The Budget analyst recommends disapproval of the requested Mills Act Historical Property contract to provide property tax reductions to the property owner because the property owner currently owes The City $105,126 in past-due delinquent property taxes for fiscal year 2005-06, FY 2008-09 and FY2009-10,” [Budget Analyst Harvey Rose] says in his report.

Not only that, but Rose said as the application [was] pending, the property owner increased the height of the project to add a sixth floor “such that The City’s estimated first year property tax losses from $170,961 to $185,599, an additional loss of $15,638, or 9. 1 percent,” the report says.

As proposed, the development will add 94 luxury rentals, 15,000 square feet of underground parking, and a ground floor restaurant space to the market.

∙ 178 Townsend Approved To Become Mixed-Use With 94 Rentals [SocketSite]
∙ Overdue taxes jeopardize historic property deal [San Francisco Examiner]

Posted by socketadmin at 6:00 AM | Permalink | Comments (2) | (email story)

January 22, 2010

UCSF's Mission Bay Hospital Needs $250M By November, Or Else...

Apparently UCSF faces a mid-November deadline to raise almost $250 million more for its planned Mission Bay Medical Center. But no report of what doesn't happen if they don't.

∙ UCSF hospital under gun to raise $250M [San Francisco Business Times]
∙ Making Way For UCSF’s New Mission Bay Medical Center [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (11) | (email story)

January 20, 2010

Hardship, Shadows And Rail Making Their Way Towards June Ballot

Newly proposed real estate related legislation which could land on June’s ballot:

1. A measure sponsored by Supervisor Daly which would "allow financially pressed renters to apply for economic hardship status to temporarily avoid rent increases."
2. A declaration of policy "that would put city voters on record in support of placing the northern terminus for the state's planned high-speed rail route in the new Transbay Center at First and Mission streets" (another Daly initiative).
3. A measure which "would add a new layer of protection to the "Sunlight Ordinance" voters passed in 1984, which forbids new buildings taller than 40 feet from casting shadows on any Recreation and Park Department property" sponsored by Supervisor Chiu.

Sundry San Francisco tower and 555 Washington lovers take note of number three.

UPDATE: From the sponsors of 555 Washington:

Supervisor Chiu's...proposed ordinance would in no way be operative on the 555 Washington project. 555 Washington is still subject to Prop. K and the project sponsors are operating within the existing framework regarding shadow impacts. Several public presentations have been made showing 555 Washington's shadow impact to be extremely minor.

Cheers, we'll be keeping an eye on that measure's wording.

∙ Foot beats, renters rights, shadows eyed for ballot [SFGate]
∙ High Speed Rail Scoop: Build On Beale, Demolish The Watermark [SocketSite]
∙ Scoop: Transbay Interactive Map (And New Transit Center Website) [SocketSite]
∙ Proposed 555 Washington Street Project: Comments And Responses [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (9) | (email story)

January 19, 2010

Proposed 900 Folsom/260 Fifth Street Design Evolves And Emerges

The final colors haven’t been picked, but the latest renderings for Avant Housing’s proposed 900 Folsom/260 Fifth Street project have been uploaded to their project site.

The latest design features twenty-foot ceilings for the commercial ground floor...

...a publicly accessible "pocket park" off Folsom, and a Clementina alleyway that’s lined on both sides of the street with both townhomes and trees.

No word on how those Idol interiors are coming along.

UPDATE: Also worth noting, the proposed number of units in the development now stands at 448 (down from 466) while the number of proposed parking spaces is down to 323 (from 466 as well). That's a lot of new neighbors in the neighborhood.

∙ 260 Fifth and 900 Folsom Design (pdf) [900folsom.com]
∙ The SocketSite Scoop On 900 Folsom/260 Fifth: Condo Idol Comes! [SocketSite]
∙ Pocket Park and Alleyway Townhomes in SoMa Grand Team’s Project [Curbed]

Posted by socketadmin at 2:45 PM | Permalink | Comments (15) | (email story)

January 15, 2010

Development Carrots Have Developers Atwitter (But Still Not Funded)

The Mayor’s proposed carrots in the form of deferred impact and reduced affordable housing fees has caught the attention of the developer community as Tishman Speyer estimates the cuts could shave two years off the start date for 201 Folsom (for which they currently have three years to start).

Also noted, Bosa Development is "scrambling to obtain financing for a July construction start for the next 170 units of [Radiance Phase II]." And there’s the rub. Regardless of developer optimism, it all comes down to the financial markets opening back up (which are being driven more by fundamentals than exuberance these days).

∙ Carrot, Stick, And Cell Legislation In The Works For San Francisco [SocketSite]
∙ Fee break targets housing [San Francisco Business Times]
∙ 201 Folsom: Three More Years To Contemplate And Start Construction [SocketSite]
∙ Radiance At Mission Bay Phase II Update: Officially "Suspended" [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (23) | (email story)

Moving Along On Market And Trying To Fill That Hole (2299 Market)

Continuing up Market Street for an update on developments, and as the Castro Courier reported in December, plans to develop 2299 Market Street (a.k.a. "Hole in the Ground") have been submitted to San Francisco’s Planning Department but sans an anchor tenant.

As we noted seven months ago, the site at the corner of 16th and Noe would become a five-story mixed-use development with 18 residential units, roughly 5,000 square feet of ground floor retail and 18 underground parking spaces as proposed.

And damn it, we still want what was once on the boards.

∙ It’s Back To Building Digging At 1844 Market (Not So Much At 2200) [SocketSite]
∙ 2299 Market Street Submitted Without Anchor Tenant [castrocourier.com]
∙ Designs For The Castro’s "Hole In The Ground" (2299 Market Street) [SocketSite]

Posted by socketadmin at 6:45 AM | Permalink | Comments (19) | (email story)

January 14, 2010

Stepping On The Gas For Development At Mission And Ney

San Francisco’s Planning Department has issued its notice of intent to adopt a Mitigated Negative Declaration (which is a good thing if you’re the developer) for the proposed redevelopment of the corner of Mission and Ney from gas station to residences over retail.

The proposed project would include demolition of the existing gasoline service station and associated structures, removal of two underground storage tanks, and construction of a four‐story, approximately 40‐foot‐tall mixed‐use building.

The proposed approximately 31,480 gross‐square‐feet (gsf) building would include 12 residential units (approximately 18,210 sf) on the second through fourth floors, approximately 1,990 sf of ground‐floor retail, 6,030 sf of common and circulation space, 3,355 sf of open space, and a 15‐space ground‐floor parking garage (approximately 5,250 sf) with ingress and egress from Ney Street.

Speaking of which, who's got the latest scoop on 2465 Van Ness, 1031 Divisadero, or any other shuttered stations about town?

∙ Intent to Adopt a Mitigated Negative Declaration: 4199 Mission [sf-planning.org]
∙ The Development Of 1301 Divisadero: A Plugged-In Reader Reports [SocketSite]
∙ A Reader Asks: What’s In The Works For 2465 Van Ness? [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (37) | (email story)

January 13, 2010

Carrot, Stick, And Cell Legislation In The Works For San Francisco

While the Mayor’s Office works on a few carrots for developers in the city (deferred payments and a few reduced fees), the Board of Supervisors affirmed their approval of Supervisor Avalos’ Just Cause eviction extension by a vote of 7-3 (Chu, Dufty and Elsbernd voted no, Alioto-Pier was absent) and the Mayor remains positioned to veto.

If vetoed, Supervisor Avalos is expected to introduce narrower just cause eviction legislation which would only apply to foreclosed upon post-1979 buildings. And in other Avalos legislation news, design criteria for city cell phone antennas has been introduced.

∙ Developer fee changes outlined [San Francisco Examiner]
∙ Just Cause Eviction Extension Approved, But With Four Key No Votes [SocketSite]
∙ 'Just cause' eviction legislation wins board approval, faces veto from mayor [Examiner]
∙ City weighs design guidelines for cell phone antennas [San Francisco Examiner]

Posted by socketadmin at 7:15 AM | Permalink | Comments (2) | (email story)

January 11, 2010

Proposed 555 Washington Street Project: Comments And Responses

A collection of official Comments and Responses to the previously published Draft Environmental Report for the 555 Washington Street Project is now online.

Our comment: Yes please (and not the "office variant"). Feel free to respond if you wish.

∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]
∙ 555 Washington Street Project: Comments and Responses [sf-planning.org]

Posted by socketadmin at 5:30 PM | Permalink | Comments (30) | (email story)

Scoop: Transbay Interactive Map (And New Transit Center Website)

While it hasn’t yet been officially announced, plugged-in people know a new Transbay Transit Center website is now online. And while the intro animation should look (and sound) familiar, a new interactive map (a.k.a. "walk around the project") is filled with graphics and drill-down animations for the Transit Center and its surrounding 40-acres.

Transit Center and City Park? Check. Temporary Transbay Terminal and future Transbay Park? Check. How Folsom Street looks today...

...and a peek at what Folsom Street is envisioned to become with widened sidewalks, street level retail, and trees, glorious trees? Check.

And so much more.

∙ Transbay Transit Center: Interactive Map [transbaycenter.org] [Videos]
∙ Transbay Transit Center Video: The Director’s Cut With Smooth Tunes [SocketSite]
∙ Hines And Pelli Clarke Pelli Bid The Most (And Get The Transbay Nod) [SocketSite]
∙ Temporary Transbay Terminal Cam And Construction Update [SocketSite]
∙ Transbay Park Potential: Post-Temporary Transbay Terminal (Et Al.) [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (38) | (email story)

January 8, 2010

It’s All About The Benjamins: Transbay And Central Subway News

Deputy Attorney General Christine Sproul recently sent a letter to the California High-Speed Rail Authority noting "the Transbay Terminal must be part of the high speed rail system."

And Federal officials have given San Francisco "the green light...to enter the final design stage of the $1.6 billion Central Subway project."

Unfortunately Sproul’s letter doesn’t resolve the uncertainty as to exactly where said terminal must be built (uncertainty which the TJPA fears could jeopardize federal stimulus funds), and Muni must meet a few challenges (including $164 million in non-federal funding) before being granted additional Federal dollars for the Subway.

UPDATE: In related news, a tipster notes the executive director of the California High Speed Rail Authority is steping down in March.

∙ State ruling fails to clear terminal location [SFGate]
∙ While San Francisco Might Get High-Speed Rail, Will The Transbay? [SocketSite]
∙ Central Subway gets green light [SFGate]
∙ San Francisco's Central Subway: Make That 2018 And An Extra $278M [SocketSite]
∙ High Speed Rail Scoop: Build On Beale, Demolish The Watermark [SocketSite]
∙ High-speed rail agency pursues new director [SFGate]

Posted by socketadmin at 12:15 PM | Permalink | Comments (22) | (email story)

January 6, 2010

Transbay Transit Center Video: The Director’s Cut With Smooth Tunes

The Transbay Transit Center Groundbreaking video we premiered a year ago was in fact re-cut ten months ago with slicker action, shinier scenes, and some smooth happy tunes.

∙ Transbay Transit Center: Groundbreaking Video SocketSite "Premier" [SocketSite]
∙ Transbay Transit Center Animation [Vimeo]

Posted by socketadmin at 11:00 AM | Permalink | Comments (28) | (email story)

December 17, 2009

740 Washington Contributed To The Past, Will It To The Future?

As 740 Washington currently looks above, and as is (roughly) proposed below.

The proposed project would involve the demolition of an existing vacant, 41-foot high, three-story-over-basement, 13,500-square-foot building constructed in 1907 in the Chinatown neighborhood of San Francisco. It would include the construction of a four-story-over basement with mezzanine, 50-foot-tall, 17,336-sq.ft. building, which would contain a new institutional use, a ground-floor senior center (4,450 square feet), 18 affordable senior residential units in the upper floors (9,578 sq.ft.), and storage and building service space in the basement (3,308 sq.ft.).

A fair number of Conditional Use authorizations, variances and approvals would be required to proceed (height, bulk, coverage, shadows, etc.). And yet all of which might seem trivial as compared to the following:

The Historic Preservation Commission will review and comment on the Draft EIR, including preservation alternatives and building design, because the site is located in the National Register-eligible Chinatown Historic District.

In fact, the building is listed on the California Register as a contributor to the District.

∙ 740 Washington: Notice of Preparation of an Environmental Impact Report (EIR) [SFGov]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (19) | (email story)

December 16, 2009

Treasure Island: Sold To The Bidder Across The Bay For $105M (Plus)

From the Office of the Mayor:

Secretary of the Navy Ray Mabus and San Francisco Mayor Gavin Newsom announced today that they had reached a broad outline of terms for the conveyance of former Naval Station Treasure Island from the Navy to the City’s Treasure Island Development Authority. The terms of the agreement include a guaranteed payment to the Navy of $55M followed by an interim payment of another $50M, plus an additional share of potential further profits.

And from the Chronicle:

The plan is for 6,000 homes to be created through private and public financing. Development partners Wilson Meany Sullivan, Lennar Corp. and Kenwood Investments will stake $500 million with the city providing an additional $700 million in bond money financed by property taxes collected once the development is completed. The initial $1.2 billion will pay for the project's infrastructure and some of the proposed housing.

Once again, infrastructure work for the SOM designed development of Treasure Island could start as early as 2011 with the first residences ready for occupancy in 2013 and an Island complete by 2022.

∙ Newsom Announces Agreement to Transfer Treasure Island to San Francisco [SFMayor]
∙ City reaches $105 million deal to acquire Treasure Island [SFGate]
∙ Treasure Island: We Have A Plan, So Can't We Just Have The Land? [SocketSite]
∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Model For Turning Treasure Island Into A "Green City Of The Future" [SocketSite]

Posted by socketadmin at 5:45 PM | Permalink | Comments (18) | (email story)

High Speed Rail Scoop: Build On Beale, Demolish The Watermark

A plugged-in tipster reports with a bit of concern:

I am a resident at the Watermark [501 Beale], and we just received a lovely bulletin that our building is right in the path of the planned California Highspeed rail...

If you go to Page 13 of the [December 8 Transbay Transit Center Rail Update] you'll see that the plans are to "demolish residential highrise" with an image of the Watermark.

Keep in mind this Watermark demolition scare is all in the context of building San Franciso's High Speed Rail terminus on Beale rather than at the Transbay Terminal as is being evaluated by the California High Speed Rail Authority but as is opposed by Pelosi, Schwarzenegger and others.

And if we’re interpreting the presentation correctly, Baycrest Towers at 201 Harrison Street would have to be demolished as well. Again, assuming it's the Beale Street Alternative terminal that's adopted for California's High Speed Rail rather than the Transbay.

∙ 12/8/09 HSR Rail Update/Beale Street Alternative [transbaycenter.org]
∙ More Evidence Of A High Speed Snub For The Transbay Transit Center [SocketSite]
∙ Pelosi And Schwarzenegger Type For A Transbay HSR Terminus

Posted by socketadmin at 11:30 AM | Permalink | Comments (64) | (email story)

December 11, 2009

72 Townsend: So Close, But Yet So Far For 74 Approved Units

From a plugged-in tipster in 2007:

The existing ground floor windows [of 72 Townsend] got a good wash yesterday and are now adorned with the news that [74] Luxury Homes are coming soon starting from the $600s. Development is by Thompson Development, hoping that that plans approved last year is what actually gets built.

From a plugged-in reader in 2008:

the development is on hold. the space will be leased out in the meantime. the condo construction isn't expected for another 3-5 years now.

And from the San Francisco Business Times today:

The developer of an approved 74-unit development project at 72 Townsend St. in San Francisco has filed for Chapter 11 bankruptcy protection.

Damn these downturns to hell.

∙ A Plugged-In Tipster Reports: 72 Townsend Is Now “Coming Soon" [SocketSite]
∙ A Plugged-In Reader Reports: 72 Townsend Not “Coming Soon?” [SocketSite]
∙ 75 (sic) Townsend developer files for Chapter 11 [San Francisco Business Times]

Posted by socketadmin at 8:15 AM | Permalink | Comments (4) | (email story)

December 10, 2009

More Sizzle Than Steak For Lennar's San Francisco Stadium Plan?

"Former 49ers President Carmen Policy, an adviser for San Francisco site developer Lennar Urban, said that the Santa Clara deal still has a lot of details to be worked out and that San Francisco's site offered the chance for perhaps "the most stunning NFL venue in the country." But the city and developer offered no substantive changes to a stadium proposal the 49ers have passed over in favor of the South Bay plan."

∙ Santa Clarans' backup plan on 49ers stadium [SFGate]
∙ The Grand Plan And Aesthetics For Candlestick/Hunters Point [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (16) | (email story)

December 7, 2009

Just BeCause Eviction Vote Scheduled For Tomorrow

Assuming a recomendation by San Francisco’s Land Use and Economic Development Committee this afternoon, tomorrow the Board of Supervisors will vote on Supervisor Avalos’ proposed legislation to extend "just cause" eviction rights to all rental units rather than just those (for the most part) built before June 1979 and restricted by rent control.

Despite some disinformation making the rounds, the amendments would not effectively render post-'79 rental units in San Francisco "rent controlled."

And as best we can tell, committee amendments to the proposed legislation address the hot buttons of owner move-in evictions and the ability of developers to remove renters from units that were only intended to be rented for a limited time before being sold:

...by amending Section 37.9 to provide that limitations on [the number of] owner move-in evictions do not apply to these newly protected units; [and] by amending Section 37.9 to add a 16th just cause for eviction, to provide for eviction from a condominium unit with separable title that was rented by the developer for a limited time period prior to sale of the unit, where the developer has given specified advance notice to the renters...

UPDATE: With respect to that 16th just cause and units which were rented prior to the effective date of the new legislation, developers would have 90 days to provide retroactive "advance notice" of their intent to eventually sell.

UPDATE (12/8): From the San Francisco Examiner:

On Monday, the Land Use & Economic Development Committee voted to send the legislation to the full board for a vote Tuesday.

"If what came out of committee today reaches the mayor's desk, he will veto it," said Joe Arellano, Newsom’s spokesman.

The Mayor will need four supervisor votes to sustain any veto.

∙ San Francisco Land Use and Economic Development Committee Agenda 12/7/09 [SFBOS]
∙ Just Cause Protection Coming For Non-Rent Controlled Rentals? [SocketSite]
∙ Rent Control In San Francisco: The Real Rules [SocketSite]
∙ Just Cause Eviction Protection For Residential Tenants Proposed Legislation [SFBOS]
∙ Newsom: I will veto tenant eviction legislation [San Francisco Examiner]

Posted by socketadmin at 11:30 AM | Permalink | Comments (15) | (email story)

Livable City's CityPlace Opposition: Parking (And Design)

"The civic group Livable City has architectural concerns about a modern, five-story glass curtain on a street with historic columned buildings and street-level storefronts. But its main opposition is to the [proposed 201-space] parking garage, which the group says would undo current efforts that have cut cars on Market to make Muni more efficient and bicycling safer."

∙ Parking may be a problem for CityPlace mall [SFGate]
∙ The Designs For San Francisco's "CityPlace" (935-965 Market Street) [SocketSite]
∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (81) | (email story)

December 2, 2009

Hallidie Plaza Plan: A Cistern (And Deck) For San Francisco To Be?

"...city officials are pursuing a major makeover [for Hallidie Plaza] that calls for turning a portion of the sunken plaza into a small reservoir and topping it with a street-level deck."

∙ Ideas for Hallidie Plaza include reservoir [SFGate]
∙ Image: Hallidie plaza by telmo32 [flickr.com]

Posted by socketadmin at 7:30 AM | Permalink | Comments (8) | (email story)

December 1, 2009

CityPlace Community Meeting Five W's (If You Count Wednesday)

What: CityPlace community meeting with the development team for "the proposed new value-based retail project for the Mid-Market neighborhood."
When: Wednesday, December 2, 6:00pm
Where: 901 Market Street
Why: Learn more about the proposed development. And perhaps report back...

∙ Details To Augment Designs For "CityPlace" (935-965 Market Street) [SocketSite]
∙ CityPlace (935-965 Market Street) [discovercityplace.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (19) | (email story)

November 23, 2009

The 1645 Pacific Project: Latest Designs (And Neighbors’ Concerns)

The latest designs for the 1645 Pacific Avenue project we first introduced you to 21 months ago are now online. As proposed, 1645 Pacific (currently two stories and 30 feet) and 1661 Pacific (currently one story and 18 feet) would be replaced by a six-story, 65-foot-tall (excluding 9-16 foot mechanical penthouses), and 64,170 square foot mixed-use building.

There would be 48 dwelling units (approximately 46,570 sq.ft.) and 3,410 sq.ft. of ground-floor retail space. The dwelling units would consist of 26 studios and seven one-bedroom, 12 two-bedroom, and three three-bedroom units. The basement would contain 24 bicycle parking spaces and 49 vehicle parking spaces, of which 39 would be mechanical lift spaces, nine would be independently accessible spaces…and one would be an independently accessible car-share space.

Open space (a combination of common and private open space) for the dwelling units would be provided through a common rear yard (2,600 sq.ft.), roof deck (1,400 sq.ft.), and private decks (2,450 sq.ft.). The project sponsor would comply with the requirements of the Inclusionary Housing Ordinance for below market rate (BMR) units ordinance by paying an in lieu fee.

Project construction would take about approximately 20 months, and occupancy is anticipated in late 2011. The estimated construction cost is $18,150,000. The project sponsor and developer is 1645 Pacific Avenue, LLC and the project architect is BDE Architecture.

An alternate "preservation" proposal to address historical concerns (a "potential auto row historic district") would demolish 1645 Pacific but restore 1661 Pacific, an alternative which would yield ten fewer future homes.

Other non-historic concerns raised by neighbors that are addressed in the project's Environmental Impact Report: density, scale, height, design, visual and neighborhood character, rear yard size, traffic, noise, wind, light, shadows, and impact on property values, quality of life and (their) views.

∙ Now And (The Future) Then: 50 Condos Coming Soon At 1645 Pacific [SocketSite]
∙ 1645 Pacific Project: Environmental Impact Report (EIR) [SFGov]

Posted by socketadmin at 12:30 AM | Permalink | Comments (25) | (email story)

November 20, 2009

The Grand Plan For A San Francisco "Transit Center District"

The Planning Department's draft Transit Center District Plan for the rectangle bounded by Market, Steuart, Folsom, and mid-block between 3rd and New Montgomery is now online.

The plan's five Core Goals:

1. Build on the General Plan’s Urban Design Element and Downtown Plan, establishing controls, guidelines, and standards to advance existing policies of livability, as well as those that protect the unique qualities of place.

2. Capitalize on major transit investment with appropriate land use in the downtown core, with an eye toward long-term growth considerations.

3. Create a framework for a network of public streets and open spaces that support the transit system, and provides a wide variety of public amenities and a world-class pedestrian experience.

4. Generate financial support for the Transbay Transit Center project, district infrastructure, and other public improvements.

5. Ensure that the Transit Center District is an example of comprehensive environmental sustainability in all regards.

In addition to establishing a 1,000 foot height for the proposed Transbay Tower, the plan raises the height limit for six other sites to exceed the current 550-foot ceiling.

And in addition to neighborhood open spaces either existing or already in the works, the Plan proposes a new half acre public plaza on the corner of Second and Howard/Natoma.

The plaza would serve as a gateway to the Transit Center and City Park as envisoned in the watercolor above. Total budget for the plan as proposed (excluding development costs for the new Transbay Terminal/Transit Center): $567,250,000.

∙ Draft Transit Center District Plan [SFGov]
∙ Transbay Transit Center: Community Insight (And Involvement) [SocketSite]
∙ Transbay Terminal Zoning Presentation And "Urban Form Simulations" [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (121) | (email story)

November 12, 2009

The Grand Plan And Aesthetics For Candlestick/Hunters Point

The full Candlestick Point-Hunters Point Shipyard Phase II Development Plan Draft Environmental Impact Report is now online in six volumes and thirty-eight parts. The overview:

The Project proposed by Lennar Urban includes a mixed-use community with a wide range of residential, retail, office, research and development, civic and community uses, and parks and recreational open space. A major component would be a new stadium for the San Francisco 49ers National Football League (NFL) team.

Additionally, new transportation and utility infrastructure would serve the Project including a bridge across Yosemite Slough.

Specifically, the Project proposes development of 10,500 residential units with an associated population of 24,465 residents; 885,000 gross square feet (gsf) of retail; 150,000 gsf of office; 2.5 million gsf of Research & Development (R&D) uses; a 220-room, 150,000 gsf hotel; 255,000 gsf of artist live/work space; 100,000 gsf of community services; 251.3 acres of new parks, sports fields, and waterfront recreation areas...

...as well as 84 acres of new and improved State parkland; a 69,000-seat 49ers stadium; and a 75,000 gsf performance arena. The permanent employee population associated with the Project would be 10,730.

In addition, a 300-slip marina would be provided. Shoreline improvements would also be provided to stabilize the shoreline. The Project would include structured and on-street parking and various infrastructure improvements to support the development.

And of course, a bit more in terms of the big picture aesthetics and design.

∙ Candlestick Point-Hunters Point Shipyard Phase II: Project Overview [SFGov]
∙ Candlestick Point-Hunters Point Shipyard Phase II: Aesthetics [SFGov]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]

Posted by socketadmin at 3:30 PM | Permalink | Comments (69) | (email story)

November 9, 2009

Whole Foods On Stanyan At Haight (Less 62 Condos) Has Its Lease

As we reported via a plugged-in tipster in May:

The other half had a storewide meeting at Whole Foods last night. It was told to them that the [690 Stanyan Project] has been scaled back to be just like the Noe Valley project. No external construction - no condos, just a interior gutting of the old Cala foods and a small format Whole Foods going into it.

As the San Francisco Business Times adds today (or rather Friday):

Six months after developer Mark Brennan shelved plans to build 62 condos and a ground floor grocery store at Haight and Stanyan streets because of high city fees, the owner has signed a lease with Whole Foods to occupy the existing building.

A conditional use permit still stands in the way, but as the 690 Stanyan Project received a conditional use permit in 2008, we share Whole Food's and the lessor's optimism.

∙ The 690 Stanyan Project Scoop: Scaled Back To An Interior Gutting [SocketSite]
∙ The 690 Stanyan Project: Overview And EIR Hearing Tomorrow (2/28) [SocketSite]
∙ Noe Whole Foods Opens In The Morning (And The Pumpkins Are Safe) [SocketSite]
∙ Whole Foods to move into San Francisco's Haight-Ashbury district [Business Times]
∙ The 690 Stanyan Project Update: Conditional Use Approved 6-0 [SocketSite]

Posted by socketadmin at 7:30 AM | Permalink | Comments (18) | (email story)

November 5, 2009

Details To Augment Designs For "CityPlace" (935-965 Market Street)

Augmenting the designs we brought you a year ago, the Draft Environmental Impact Report for 935-965 Market Street (a.k.a. "CityPlace") is now online with all its gory details.

The building would be on the south side of Market Street, mid-block between Fifth and Sixth Streets. Stevenson Street forms the southern boundary of the site. The approximately 1.06-acre project site is on Assessor’s Block 3704, Lots 71, 72, and 73. It is in the C-3-G (Downtown General Commercial) and C-3-R (Downtown Retail) Zoning Districts and the 120-X Height and Bulk District.

The project site is developed with three mixed-use commercial and office buildings: 935-939 Market Street, 941-945 Market Street, and 947-965 Market Street. These buildings, which are currently vacant, would be demolished to make way for the new building. They contain a total of about 186,400 gross square feet (gsf) including approximately 11,900 gsf of retail space, 67,000 gsf of office space, 95,700 gsf of vacant entertainment space, and 11,800 gsf of mechanical, storage, and service space. The 935-939 Market building is 94 feet tall and has five stories; the 941-945 Market building is 30 feet tall and has two stories; and the 947-965 Market building is 45 feet tall and has two stories.

The proposed new building at 935-965 Market Street, named “CityPlace” by the project sponsor, would be five stories high and approximately 90 feet tall. It would have seven levels of retail space, including a mezzanine and subsurface level, and two subsurface levels of parking. A loading area and a vehicular driveway would be provided on the ground floor at the rear of the building; and a mechanical penthouse, including rooftop equipment, would be located above the fifth floor on the roof. Overall, the proposed project would involve construction of an approximately 375,700-gsf building, with about 264,010 gsf of retail uses; about 4,830 gsf of common areas; about 10,900 gsf of mechanical and storage space; and about 95,960 gsf of parking, loading, and driveways and maneuvering space. There would be 201 parking spaces, 21 bicycle parking spaces, and four loading spaces. The project would result in a net increase of about 189,300 gsf of developed space on the project site.

The project would require a Conditional Use authorization for parking in excess of permitted accessory parking and for demolition of a prior theater use; variances for oversized floor heights and for the width of the loading and parking access on Stevenson Street, and review and consideration by the Planning Commission of an exception to freight loading requirements under Planning Code Section 309. In addition, the proposed project would require permit and plan review by BART due to the project site’s proximity to the BART right-of-way under Market Street.

For those who are serious about cleaning up and changing Market Street, encouraging and allowing development and investment (versus signs) is the way.

∙ The Designs For San Francisco's "CityPlace" (935-965 Market Street) [SocketSite]
∙ Draft Environmental Impact Report: 935-965 Market Street [SFGov]
∙ CityPlace (935-965 Market Street) [discovercityplace.com]
∙ Single-Finger Sign Language From 8% Of All Registered Voters [SocketSite]

Posted by socketadmin at 12:45 PM | Permalink | Comments (37) | (email story)

November 2, 2009

1415 Mission: Existing (Parking) And As Proposed (People)

The draft Environmental Impact Report (EIR) for a 14-story mixed-use development at 1415 Mission Street is online. As proposed, the one-story commercial building and surface parking lot on the southwest corner of Mission and Tenth (currently serving as nothing more than an indoor/outdoor parking facility) would be replaced with a 117 residential units over 2,742 square feet of ground floor commercial and a subterranean garage with up to 46 self-park (or 101 valet) residential and 15 commercial parking spaces.

The residential unit mix is proposed to include about 26 studio units, 39 one‐bedroom units, and 52 two-bedroom units. Per the Inclusionary Housing Ordinance…18 units, or approximately 15 percent, would be designated on site as affordable units.

The building would be 14 stories and 130 feet in height, with a mechanical penthouse rising an additional 16 feet. Approximately 2,453 sq.ft. of common usable open space would be provided at the penthouse (roof) level for the use of residents. Seventy‐six of the 117 dwelling units would have access to private open space in the form of balconies or terraces, totaling approximately 4,200 sq.ft. There also would be a 58‐sq.ft. plaza for the retail use, which would not count toward open space square footages for Code purposes.

If approved, construction of the proposed project would occur over approximately 24 months. The project sponsor is R & K Investments and the project architect is Heller Manus Architects.

∙ 1415 Mission: Draft Environmental Impact Report [SFGov]

Posted by socketadmin at 8:00 AM | Permalink | Comments (13) | (email story)

October 28, 2009

Patrick Blanc "Living Wall" Testimonial And Broderick Street Blueprint

A plugged-in reader returns from Madrid armed with a few photos of a Patrick Blanc "Living Wall" in action. From our reader with respect to the wall designed in conjunction with Herzog and de Meuron's new CaixaForum near the Prado Museum:

It covers the end of a very mundane apartment building and forms one side of a new plaza that has become a major tourist attraction. It is an extraordinary piece of work and...I think your readers might appreciate the Drew School proposal a bit more if they actually saw what a living wall really looks like.

I am a specialist in Victorian restoration design and I consider the Broderick Street building a mediocre example of the style at best. A Patrick Blanc living wall would certainly add an interesting new element to San Francisco's expanding modernist scene.

For the record, we couldn’t agree more (vermin habitat or not). Now if only our fair city would actually encourage rather than restrict the modernist scene of which our reader speaks (and we embrace).

∙ Destruction Before Construction: Drew School Expansion [SocketSite]
∙ Drew School Expansion Plans Pass Their Appeals Test(s) [SocketSite]
∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]

Posted by socketadmin at 6:00 PM | Permalink | Comments (11) | (email story)

October 26, 2009

Redevelopment Rendering Scoop: 3135 24th Street As Proposed

A plugged-in tipster delivers the rendering scoop for 3135 24th Street.

Design by Y.A. studio.

Cheers.

∙ 3135 24th Street: Redevelopment Including Residential Approved [SocketSite]

Posted by socketadmin at 11:15 AM | Permalink | Comments (14) | (email story)

3135 24th Street: Redevelopment Including Residential Approved

Last week the San Francisco Planning Commission approved the redevelopment of 3135 24th Street. The façade of the former Tech Auto Collision Center will be preserved (it’s already been repainted versus what's above), two set-back stories and nine residential units will be added, and the ground floor will be a retail business incubator as proposed.

And all assuming the project is financed of course. Regardless, who has the renderings?

UPDATE: A plugged-in tipster delivers the rendering scoop.

Posted by socketadmin at 7:00 AM | Permalink | Comments (5) | (email story)

October 22, 2009

430 Main/429 Beale Development Delayed

Approved by Planning with a 6-1 vote in May, according to a plugged-in reader the Board of Supervisors voted 10-2 10-0 in favor of an appeal of the 430 Main/429 Beale project.

As such, the proposed six-story and 113-unit building will now require an Environment Impact Report (EIR) to move forward with development.

From our reader, "Look for a lawsuit against the city to follow."

UPDATE: While one reader notes there are only 11 supervisors, another thinks that a focused rather than full blown EIR might suffice (which would reduced the delay and dollars involved). We’ll see if we can’t clarify on both points.

∙ 113 New Apartments at 430 Main/429 Beale Approved By Planning [SocketSite]

Posted by socketadmin at 7:45 AM | Permalink | Comments (6) | (email story)

October 21, 2009

Take Two To Stimulate New-Home Purchases In California

"Last week, the California Senate passed a bill 35-1 that would provide $30 million in tax credits to about 4,000 additional new-home purchases [up to $10,000 a piece]. The bill now moves to the Assembly floor, which could take it up as early as Monday."

∙ New-home buyers' tax credit may return, briefly [SFGate]

Posted by socketadmin at 2:30 PM | Permalink | Comments (4) | (email story)

October 19, 2009

San Francisco's Pier 70 Financing Bill Gets Our Governor’s Veto

While a legislative bill that would have allowed the Port of San Francisco to raise funds for the cleanup of Pier 70 and its preparation for development passed in both houses, Governor Schwarzenegger has vetoed the bill.

∙ JustQuotes: Bad Market, Then Back To Big Projects Like Pier 70 [SocketSite]
∙ Forward Progress For San Francisco Piers 15, 17, And 70 [SocketSite]
∙ Pier 70 financing bill dies in Sacramento [San Francisco Examiner]

Posted by socketadmin at 8:15 AM | Permalink | Comments (8) | (email story)

October 16, 2009

An 8 Month Extension For 8 Stories And 88 Units At 333 Fremont

According to Curbed, City-Core Development has been granted an entitlement extension through June 2010 to start development on the eight-story and eighty-eight unit 333 Fremont as proposed (click away on the image to enlarge).

No update on the proposed development of 325 Fremont next door. Tipsters?

∙ Rincon Hill's 333 Fremont Is a Go, Again [Curbed]
∙ The Original Designs (And A Few Additional Details) For 325 Fremont [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (4) | (email story)

October 14, 2009

A Schwarzenegger Signature To Sell 23 Acres Of Candlestick Point

"The state can now sell 23 acres of land that is mostly used for parking lots in southeastern San Francisco to benefit a city housing development.

Gov. Arnold Schwarzenegger signed legislation this week allowing the transaction.

SB 792, authored by Sen. Mark Leno, allows the state to reconfigure the boundaries of the Candlestick Point State Recreation Area so that Lennar Corp. can move ahead with a long-awaited housing and commercial development in the Hunters Point Naval Shipyard and Candlestick Point."

∙ Candlestick Point state park reconfigured with Leno bill [San Francisco Examiner]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]

Posted by socketadmin at 11:00 AM | Permalink | Comments (18) | (email story)

The City’s Prop D Pro And Con Via Video (And A Private Party Con)

∙ Proposition D [youtube]
∙ Stop the Billboard Scam! [youtube]
∙ Anti-billboard ad hits the Internet [San Francisco Examiner]

Posted by socketadmin at 9:30 AM | Permalink | Comments (25) | (email story)

October 13, 2009

2100 Mission As Envisioned By Saitowitz And Proposed

Mission Mission has the scoop on a proposed Stanley Saitowitz designed new development for 2100 Mission at 17th. As proposed: six (6) stories, twenty-nine (29) units over ground floor retail and underground parking for fifteen (15).

UPDATE: As said corner currently looks in its un-rendered glory:

∙ New Development at 17th and Mission [Mission Mission]

Posted by socketadmin at 12:30 PM | Permalink | Comments (50) | (email story)

October 9, 2009

Out With Tower Records (Three Years Ago), In With Trader Joe’s?

From Market at Noe street shopping center owner Kent Jeffrey via the San Francisco Business Times:

"Finally, after nearly three years with no anchor tenant, a huge mortgage, the building on the verge of being lost, resources exhausted, and hope fading, we are thrilled to report we have a new tenant for the former Tower Records space at the Market and Noe Center...It is a tenant that we feel will bring vitality and life to the community and at the same time provide a major convenience for all. It will be a welcome relief and a definite plus for the neighborhood, especially in today’s economy."

And yes, said tenant is Trader Joe's.

∙ Trader Joe's moving into Castro district [San Francisco Business Times]

Posted by socketadmin at 8:45 AM | Permalink | Comments (38) | (email story)

Three To Five For The Transbay If The Feds Delay Until March

"An unexpected delay in funding for the new Transbay Terminal could set construction plans back [three to five] months and cost the project another $100 million."

∙ Transbay funds delay may have $100M price tag [San Francisco Examiner]
∙ Transbay Terminal: Banking On Stimulus Funds And Opening In 2015 [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (6) | (email story)

October 5, 2009

8 Washington: The City's Plan Which Nobody Seems To Love

With the successful sale of The Port of San Francisco’s Seawall Lot 351 hanging in the balance, the city is now trying to play peacemaker between Pacific Waterfront Partners’ and the neighborhood groups opposing the development of 8 Washington.

The city [recommended] varied height limits on the condo buildings at 8 Washington, starting at 45 feet at the Embarcadero and growing to the 84 feet the property is zoned for. It [suggested] the buildings be sculpted to preserve views of Coit Tower, including a maximum height of 35 feet for the redesigned athletic club.

The developer's plan calls for two 84-foot buildings with a total of 170 luxury condominiums, restaurants and shops on the ground floor, an underground parking garage and a 28,000-square-foot public park.

The athletic club, which was built in the 1960s when the Embarcadero Freeway loomed above it, would essentially be cut in half. However, its outdoor pools would be replaced by larger ones on the roof of a newly designed club. The change will allow pedestrian access to the waterfront from Jackson Street, which now ends at the club's 12-foot-high green cyclone fence.

According to the Chronicle, Pacific Waterfront Partners deemed the city’s proposed changes impractical while the chair of one of the opposing neighborhood groups simply said, "I thought [the city’s plan] stunk." Who would have thought the city could have found common ground so soon?

∙ The 8 Washington Development Website: New And Improved! [SocketSite]
∙ SWL 351 And The Proposed 8 Washington Street Project: Port Hearing [SocketSite]
∙ The SocketSite Scoop On The 8 Washington Street Project [SocketSite]
∙ City proposes plan for Embarcadero condos [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (21) | (email story)

Treasure Island: We Have A Plan, So Can't We Just Have The Land?

It’s been over two years since we first plugged you in to SOM’s design for an ubergreen urban redevelopment of Treasure Island. And ever since then, The City has unsuccessfully been trying to talk the Navy down from an upfront payment in the "hundreds of millions of dollars" to deed the island to San Francisco.

“We thought we had big problems with the Bush Administration and the Navy because we couldn’t get a zero cost or no cost transfer of the property,” Mayor Gavin Newsom told The Examiner. “We thought that would change with the new administration, so we kind of delayed the last six months of the old administration until we got a new secretary of the Navy.”

The new administration does not support handing over for free Treasure Island or any of the other dozens of shuttered military bases around the nation, according to a recent letter from Dorothy Robyn, deputy undersecretary of defense for installations and the environment.

San Francisco officials, however, are confident there will be a deal before the end of the year.

The Mayor’s Office has been pushing for a mostly back-end deal (up to 50% of the profits) funded by the sale of 6,000 plus residential units and 700,000 plus square feet of commercial space once the development is done. But the Navy hasn’t bitten.

If a deal is in fact brokered by the end of the year, however, The City believes infrastructure work could start as early as 2011 with the first residences ready for occupancy in 2013 and an Island complete by 2022.

∙ The (SOM) Master Plan For San Francisco’s Treasure Island [SocketSite]
∙ Model For Turning Treasure Island Into A "Green City Of The Future" [SocketSite]
∙ Feds, city haggle over cost of isle [Examiner]

Posted by socketadmin at 7:15 AM | Permalink | Comments (17) | (email story)

September 29, 2009

From Cala Foods To "1401 California" By 2012 Or Bust As Proposed

Clearing up some confusion with respect to the current home of Cala Foods at 1401 California, the grocery store’s lease ends on December 31, 2010 (not 2009).

And if all goes as the Prado Group (think 2001 Market) plans, demolition will start soon thereafter and in its place will rise around 107 residential units over 30,000 square feet of retail including a replacement "neighborhood-serving grocery store."

In terms of parking, 82 retail parking spaces with two car share spaces and 96 spaces in a dedicated residential garage with two car share spaces. No variances would be required as proposed, but Conditional Use Authorizations would be required on four counts: parcel size, retail square feet, retail parking, and expected formula retail.

An optimistic project completion is currently projected for summer 2012 with formal public review in early 2010.

∙ 1401 California [1401california.com] [Map]
∙ Around A Rendered 2001 Market Street From Market To 14th [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (20) | (email story)

September 28, 2009

Pelosi And Schwarzenegger Type For A Transbay HSR Terminus

A plugged-in tipster reports with respect to High Speed Rail and the Transbay Terminal:

Thought you should know that both Nancy Pelosi and [Gov. Arnold Schwarzenegger] both sent strongly worded emails to the Secretary of Transportation this week endorsing the Transbay Terminal as the San Francisco terminus for High Speed Rail.

Pelosi's letter was pretty detailed technically on how the trainbox would look (to combat the misconception that has been floating around that the terminal cannot accommodate all the HSR traffic; which is massively over-optimistic, but that is another argument all together) and why the 'Beale street option' is not realistic at all in terms of cost and the fact it would undermine all the work Caltrans has just done on the Bay Bridge approach.

∙ More Evidence Of A High Speed Snub For The Transbay Transit Center [SocketSite]
∙ While San Francisco Might Get High-Speed Rail, Will The Transbay? [SocketSite]
∙ Unplanned Obsolescence For Transbay High-Speed Station Design? [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (33) | (email story)

September 25, 2009

Designs For 200 Dolores Six Years In The Making (And Why)

While the developers had planned to demolish the dilapidated 1904 parish building at 200 Dolores in order to build more housing back in 2003, 115 neighbors rallied citing historical and potential archeological significance ("This would include doing a thorough study of both the building and the double lot to make sure there is no Native American burial ground there").

In June of 2007 (no, that’s not a typo) the Planning Department responded to the developers’ proposed project requesting a Environmental Impact Report in light of a potential "historical resource impact."

It’s now late 2009 and the developers' amended project proposal and Planning Department's "Intent to Adopt" are online. From the new proposal:

The proposed project would involve the renovation of a vacant, 40-foot-tall, 3½-story, 4,400-square-foot residential building (a former parsonage constructed in 1904) and the construction of a new residential building on a vacant area adjacent to the existing building. A 2-story, 280-square-foot portion of the rear of the existing building would be removed.

The existing building would contain three condominium units after renovation. The new building would be 19,083 square feet in size, would be 40 feet (4 stories) tall, and would have 10 condominium units. The renovated and new buildings would total approximately 23,243 square feet and would contain a total of 13 units.

The new building would include construction of a one level, 16-space, 7,900-square-foot underground parking garage below the existing and proposed buildings.

As far as we know no trace of a Native American burial ground was found to exist.

∙ 200 Dolores: Preliminary Environmental Impact Report [SFGov]
∙ Petition To Save Parish Building at 200 Dolores [missiondna.org]

Posted by socketadmin at 1:15 PM | Permalink | Comments (66) | (email story)

Much Mirkarimi Ado (And Legislative Effort) About Relatively Nothing

After the Drew School got the go-ahead to remove three (3) of the city’s roughly 365,000 housing units in order to expand their campus, Supervisor Mirkarimi introduced legislation that would require the one-for-one replacement of any demolished housing units.

Planning commissioners during a Thursday hearing into the legislation said they would like to retain the ability to use their discretion to approve the demolition of homes in some circumstances, such as the expansion of a school.

Mirkarimi said he would like to work with the commission to finesse his proposal.

“I’m open-minded in terms of how we might want to sculpt the legislation,” Mirkarimi said.

According to the Examiner, the Drew School expansion "was the only demolition project that would lead to an overall loss of housing units to have been approved since anti-demolition policies were formalized and adopted by The City in March 2008."

∙ Drew School Expansion Plans Pass Their Appeals Test(s) [SocketSite]
∙ Proposed Conservation Of Housing Law Specific To San Francisco [SocketSite]
∙ New law would limit housing demolitions [Examiner]

Posted by socketadmin at 9:00 AM | Permalink | Comments (7) | (email story)

SFMOMA Snags The Fisher Contemporary Art Collection

After abandoning plans to build CAMP (Contemporary Art Museum Presidio) in July, the Fisher’s engaged in "hush, hush" talks with SFMOMA to expand their South of Market space (taking over San Francisco's Fire Station No. 1 on Howard) and join collections.

And while not yet in writing, it appears as though those talks were successful assuming $60 million can be raised for the 100,000 square foot expansion.

[A]dding the Fisher collection to SFMOMA would require expanding the museum, which involves city permits, an environmental review and design plans, and the removal of a century-old building and a fire station. The process could draw neighborhood and political opposition and most likely would take at least two years.

Newsom said he and others are working to fast-track the permitting process.

Despite the Mayor's words today ("To lose this would have been devastating") it's a mayoral effort that wasn’t quite as emphatic when plans called for building near District 7.

UPDATE (9/28): As a reader noted yesterday, Don Fisher passed away at his home in Pacific Heights. Our condolences to his family.

∙ The Fishers Break CAMP With Respect To The Presidio's Main Post [SocketSite]
∙ From CAMP SF To CAMFS? (Contemporary Art Museum Fire Station) [SocketSite]
∙ SFMOMA gets Fisher art collection [SFGate]

Posted by socketadmin at 8:30 AM | Permalink | Comments (23) | (email story)

September 24, 2009

Forward Progress For San Francisco Piers 15, 17, And 70

The Port Commission has approved a 66-year lease of Piers 15 and 17 for the Exploratorium (targeting a 2012 opening):

The deal, approved unanimously by the Port Commission this month, calls for the Exploratorium to shore up and then build its museum on Pier 15, which is in danger of being totally unusable unless it gets $29 million in substructure repairs.

In exchange for rehabbing waterfront property, the museum would get a 50-year rent credit at Pier 15…Project construction costs are estimated at $175 million.

The museum would pay annual rent of $783,000 on Pier 17, which would be upgraded and house the Exploratorium's office operations, port officials said. The museum also would have the option of expanding the Exploratorium to Pier 17.

At the same time, a legislative bill that would "allow the Port to create an infrastructure financing district that could help raise funds [for the redevelopment of Pier 70] by selling bonds to pay for environmental remediation, shoreline restoration, removal of bay fill and other tasks" has passed both houses and is but a governor’s signature away from reality.

∙ The Embarcadero Exploratorium's Most Excellent Draft EIR Update [SocketSite]
∙ Exploratorium a step closer to waterfront site [SFGate]
∙ Pier 70 bill waiting for governor’s signature [San Francisco Examiner]
∙ JustQuotes: Bad Market, Then Back To Big Projects Like Pier 70 [SocketSite]

Posted by socketadmin at 5:00 AM | Permalink | Comments (16) | (email story)

September 16, 2009

150 Otis: From Temporary To Permanent Shelter As Proposed

"[Swords to Plowshares and the Chinatown Community Development Center] want to develop 150 Otis St., a surplus city-owned building, into permanent affordable rental housing for chronically homeless senior citizen vets. The project is scheduled to be completed in 2012."

∙ Surplus building to be affordable housing for homeless vets [Examiner]
∙ 150 Otis Street: San Francisco Homeless Resource [sfhomeless.wikia.com]

Posted by socketadmin at 10:30 AM | Permalink | Comments (12) | (email story)

September 14, 2009

More Evidence Of A High Speed Snub For The Transbay Transit Center

Last November Judge Quentin Kopp, chairman of the High Speed Rail Authority, spoke out against extending California’s proposed high speed rail line beyond the current Caltrain station at Fourth and King. And according to the Examiner, the California High Speed Rail Authority appears to be following their chairman's lead:

California High Speed Rail Authority staff directed their environmental consultants to investigate two potential sites for a train station in San Francisco, neither of which is the planned Transbay Transit Center location, according to Andrew Schwartz, outside counsel for the Transbay Joint Powers Authority.

The sites being investigated include the existing Caltrain stop at Fourth and King and a city block bounded by Beale, Main, Mission and Harrison streets, according to Schwartz.

“We’re going to be providing information to the attorney general to show that the Beale Street and Fourth and King alternative locations are not physically, technically or financially feasible alternatives to the Transbay Transit Center location,” Schwartz said during a directors’ meeting Thursday.

∙ High Speed Rail Authority ignoring the Transbay Terminal in planning [Examiner]
∙ While San Francisco Might Get High-Speed Rail, Will The Transbay? [SocketSite]
∙ Transbay Terminal Moves Forward, But Payments And Terms Change [SocketSite]

Posted by socketadmin at 6:00 AM | Permalink | Comments (28) | (email story)

September 8, 2009

201 Folsom: Three More Years To Contemplate And Start Construction

Tishman Speyer has been granted a 3 year extension to start construction on two approved residential towers of “350 and 400 feet above an 80-foot podium, with up to 725 dwelling units, 750 off-street parking spaces, 38,000 square feet of commercial space, and 272 replacement off-street parking spaces for the adjacent USPS facility” at 201 Folsom.

And yes, the placeholder rendering above is rather old. Tipsters?

Posted by socketadmin at 8:00 AM | Permalink | Comments (12) | (email story)

September 4, 2009

178 Townsend Approved To Become Mixed-Use With 94 Rentals

Speaking of San Francisco Planning and pipeline, Martin Building Company's proposal to transform 178 Townsend into 94 rental units was approved yesterday.

Make that 129 projects (and 34,655 units) that have filed for Planning Department approval, and 93 (and 6,294 units) that have been approved.

∙ 685 Units Looking Beyond The Current San Francisco Downturn [SocketSite]
∙ Glass and Steel Land on Historic Brick in South Beach [Curbed]
∙ San Francisco’s Housing Pipeline And 2009 Housing Element Report [SocketSite]

Posted by socketadmin at 12:00 PM | Permalink | Comments (19) | (email story)

San Francisco’s Housing Pipeline And 2009 Housing Element Report

According to the San Francisco Planning Department and its 2004 and 2009 Housing Element Report, San Francisco's big picture (click to enlarge) housing pipeline is as so:

∙ 156 projects with 6,510 housing units are currently under construction
∙ 168 projects representing 2,850 units have received a building permit
∙ 316 projects representing 4,480 units have applied for a building permit
∙ 92 projects representing 6,200 units have been approved by the Planning Department
∙ 130 projects representing 34,750 units have filed for Planning Department approval

From the Planning Department's report:

Collectively, these 54,790 new units represent San Francisco’s pipeline projects….It is possible that some of these projects may not go forward due to shifts in economic and legislative conditions. However, production trends over the last decade show that as much as 85 percent to 90 percent of pipeline project units are completed within five to seven years.

We’ll keep you plugged-in to the happenings on all 54,790.

UPDATE: As a plugged-in OneEyedMan notes, and perhaps we should have emphasized, the next ten years are unlikely to be like the last. Or as we often like to quote, "past performance is no guarantee of future returns."

∙ San Francisco 2004 and 2009 Housing Element: EIR Notice [SFGov]

Posted by socketadmin at 11:00 AM | Permalink | Comments (11) | (email story)

From Parking For Cars To Parking For People Across From GP BART

As part of the Glen Park Community Plan the 54-space BART parking lot across from the Glen Park station is proposed to be developed into a mix of ground‐floor commercial along Bosworth, between 40 and 65 residential units in three-story buildings along Bosworth and Arlington, and from "0 to 65" private parking spaces.

And according to the San Francisco Business Times, five developers have thrown their hats into the ring (including a joint venture between Sares Regis and Urban Real Estate Equities (think 74 New Montgomery), EM Johnson Interest (think the Fillmore Heritage Center) and Barry Swenson Builder).

∙ Glen Park Community Plan EIR Notice [SFGov]
∙ Builders vie for Glen Park BART project [San Francisco Business Times]
∙ New Developments: The Montgomery (74 New Montgomery) [SocketSite]
∙ The Heritage On Fillmore (1300 Fillmore) [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (7) | (email story)

September 3, 2009

Rincon Hill Streetscape Plan In Action On Spear: New Mini-Park

As we wrote with respect to the Rincon Hill Area Plan back in 2006:

As part of the Area Plan, a streetscape plan "calls for extensive sidewalk widenings, tree plantings, street furniture, and the creation of new public spaces along streets throughout the district." And that’s great. Especially considering that the plan currently characterizes "Rincon Hill’s streets [as] unsafe and unpleasant for pedestrians—sidewalks are narrow, intersection crossings dangerous, and few active uses line the sidewalk edge."

From a plugged-in Aaron over Park On The Sidewalkon The Sluice Box today:

The sacrifice of a lane of traffic and the widening of a sidewalk have enabled the creation of a slender mini park on Spear Street, between Folsom and Harrison Streets in San Francisco's evolving Rincon Hill neighborhood.

Over the past couple of months this park has begun to take shape as the varied plantings have matured. The parallel rows of trees are filling in and the ground cover is in full purple bloom. While the term park might conjure up thoughts of Golden Gate Park or Central Park, this stretch of sidewalk does manage to contain an impressive combination of elements. A number of wooden benches and substantial concrete rectangles provide seating, while grass covered mounds and loose gravel inject variety into the block-long expanse of sidewalk. This is the first of what should eventually be several similar neighborhood parks.

We love it when an area plan starts to come together. Now about those empty lots...

∙ The (Traffic) Plan For Rincon Hill [SocketSite]
∙ Park On The Sidewalk [The Sluice Box]
∙ A Five To Ten Year (Currently) Empty Lot Plan [SocketSite]

Posted by socketadmin at 2:15 PM | Permalink | Comments (16) | (email story)

And On This Farm Along Octavia Boulevard (Between Oak And Fell)

A plugged-in reader’s comment with respect to yesterday’s post on Envelope A+D's plans for "proxy" along Octavia Boulevard on Central Freeway Parcels K+L:

Looks pretty, but a well landscaped edible garden is probably more in tune with the new economy & pulls a community together like none other.

Alas, from John King today with respect to parcels P+O across the street:

There's also a proposal for a communal farm on the boulevard's largest site, a 1.5-acre lot between Oak and Fell streets where freeway ramps touched down until 2003.

Despite that history, and its perch between busy roads, the growers approached by [Rich Hillis of the Mayor's Office of Economic Development] are confident the land can be made bountiful.

"It's an amazing opportunity," said Chris Burley of MyFarm, a nonprofit that raises food in the backyards of 120 San Francisco homes.

Burley describes the still-tentative concept as "communal space but not necessarily a community garden."

As some might recall, with perhaps a bit of foresight or irony, the winning proposal to develop parcel P included "up to 239 residential units in five-story buildings that [could] be designed by individual architects and built at their own pace."

∙ Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L [SocketSite]
∙ Efforts to turn empty lots to a glass half full [SFGate]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ Infill Along Octavia Boulevard: And The Winners Are… [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (10) | (email story)

An Only In North Beach NIMBY Preservationist Argument: Shelves

From the Examiner with respect to plans for a new North Beach Library and upgraded Joe DiMaggio Playground:

The City plans to demolish the old [North Beach branch library] and create public parkland on the site, and also on the short stretch of Mason Street that divides the new and old branch sites.

But the recently formed San Francisco Historic Preservation Commission agreed Wednesday to hold a hearing later this month to begin the process of determining whether the existing branch should be designated a historic landmark.

A historic landmark designation would prevent the 50-year-old building from being demolished.

The preservationists’ argument: "[T]he branch has historical significance because it was built during a revolutionary period in the history of libraries, when books started being placed on shelves for perusal by users." Okay, and that the Appleton & Wolfard design is significant as well.

That being said, apparently the City plans to move ahead with the development of a new library and related Mason Street closure regardless.

∙ Old North Beach library may withstand razing [Examiner]
∙ North Beach Library And Playground Plans Like You Read About [SocketSite]
∙ Landmarks Preservation: Out Of The Frying Pan And Into The Fire? [SocketSite]

Posted by socketadmin at 8:45 AM | Permalink | Comments (11) | (email story)

September 2, 2009

Envelope A+D's "Proxy" For Octavia Boulevard Lots K+L

Envelope A+D's designs for a temporary "proxy" on Octavia Boulevard lots K+L:

A placeholder for a more permanent building, proxy is a temporary two-block construct that imagines a vibrant focal point for commerce and community. proxy is conceived in relation to the realization that, due to the economic downturn, the sites left over from the path of the former Central Freeway, which slice through San Francisco’s Hayes Valley, will be left undeveloped for several years to come. In the meantime, we contend that these sites can be occupied by temporary inhabitations of retail, restaurant, art gallery, garden and community-based uses that add to the richness and diversity of Hayes Valley.

According to the A/N Blog, the designs came at the request of the Mayor's Office.

∙ Proxy: Octavia Blvd - Lots K+L [envelopead.com]
∙ RFPs For Housing Along Octavia Boulevard [SocketSite]
∙ That Empty Lot Problem? Solved. [archpaper.com]

Posted by socketadmin at 3:00 PM | Permalink | Comments (12) | (email story)

August 25, 2009

The Designs For 246 Ritch Street: From SLI To SRO As Proposed

The project description from the preliminary mitigated negative declaration (a good thing if you’re in favor of development) for the proposed development of 246 Ritch Street:

The approximately 4,130 square foot (sf) project site at 246 Ritch Street is located mid‐block along Ritch Street, between Bryant and Brannan Streets within the East South of Market (East SoMa) neighborhood. The project site contains a 4,130 sf vacant building that is in very poor structural condition and does not contain a roof or north‐facing wall.

The proposed project includes demolition of the existing building on the project site, totaling 4,130 sf and construction of a new five‐story, 50‐foot‐tall building with 19 Single Room Occupancy (SRO) residential units totaling approximately 16,442 gross square feet (gsf). Each SRO unit would be about 350 sf with 8,690 gsf dedicated to common areas, circulation, garage and storage.

The project includes a ground floor parking garage for four off‐street parking spaces, one car share space, and six bicycle spaces. Floors 2 through 5 would contain 19 SRO units. The project would include planting three street trees along the Ritch Street frontage.

Construction of the proposed project is anticipated to take approximately 18 months. The project site is zoned SLI (Service/Light Industrial) and is within a 55‐X height and bulk district. The proposed project would require Conditional Use authorization for construction of SROs in an SLI use district.

As the site currently appears (on Google maps):

UPDATE: As a plugged-in reader correctly points out:

SRO no longer means what you think it means. It's a term used in the planning code to mean "small studio." SRO's now have their own bathrooms, kitchens, etc. Cubix was approved as an SRO. They're studio apartments, and yes, we have a need for them.

∙ 246 Ritch Street Proposal: Prelimanary Mitigated Negative Declaration [SFGov]
∙ SocketSite’s Straight Scoop On The Collapse Of Cubix (766 Harrison) [SocketSite]

Posted by socketadmin at 12:30 AM | Permalink | Comments (27) | (email story)

August 19, 2009

Proposed Conservation Of Housing Law Specific To San Francisco

"Supervisor Ross Mirkarimi introduced legislation that would require the one-for-one replacement of any demolished housing units. The proposed law, introduced Tuesday, was inspired by the recently approved Drew School expansion."

∙ Expansion prompts demolition law proposal [Examiner]
∙ Drew School Expansion Plans Pass Their Appeals Test(s) [SocketSite]

Posted by socketadmin at 1:15 PM | Permalink | Comments (12) | (email story)

August 17, 2009

SummerHill Bails On Proposal To Develop Park Merced Center

A plugged-in tipster reports:

The owner of the Park Merced Shopping Center has decided to lease up the building after its to sale Peninsula residential builder SummerHill Homes fell through. SummerHill had planned to do a $47 million, 195-unit proposed mixed-use development across from Villas ParkMerced.

Vanguard Commercial is leading the re-leasing (office and retail including restaurants).

Posted by socketadmin at 8:15 AM | Permalink | Comments (9) | (email story)

August 12, 2009

Around A Rendered 2001 Market Street From Market To 14th

As Curbed notes, a few more renderings for the proposed mixed-use development at 2001 Market Street have been uploaded to the 2001 Market Street site.

We'll add, the Prado proposal is now "Merchants of Upper Market & Castro endorsed."

∙ 2001 Market: Proposed Plans [2001marketsf.com]
∙ Drawings And Details For The Proposed Development Of 2001 Market [SocketSite]
∙ Upper Market Whole Foods: Even More Renderings (Again) [Curbed]

Posted by socketadmin at 3:45 PM | Permalink | Comments (8) | (email story)

August 7, 2009

From Historic To History For The Old Ortega Branch Library Building

"The old Ortega Branch Library in the Sunset district is coming down, after an appeal to save the building failed." (That's the new design above and below.)

∙ Library appeal falls short [San Francisco Examiner]
∙ Ortega Branch Construction [sfpl.org]
∙ Ortega Branch Library Design (pdf) [sfpl.org]

Posted by socketadmin at 7:45 AM | Permalink | Comments (3) | (email story)

August 5, 2009

Drew School Expansion Plans Pass Their Appeals Test(s)

The Board of Supervisors has cleared the way for the Drew School expansion by rejecting a Pacific Heights Residents Association appeal of the plan's environmental review and tabling an appeal of a special demolition permit.

That being said, not all supervisors were happy that the expansion will result in the demolition of the three-unit rent-controlled building at 1831-1835 Broderick:

Supervisor Chris Daly made an unsuccessful attempt to have the permit be approved with the requirement that the residential building itself be relocated somewhere in the city by the school to preserve the housing units.

∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]
∙ Drew School expansion a go [SFExaminer]

Posted by socketadmin at 7:45 AM | Permalink | Comments (23) | (email story)

August 4, 2009

Additional Green Reserves To Satisfy Lenders For SFPUC's Green HQ

"A committee hearing into the planned construction of a $190 million super-green San Francisco Public Utilities Commission headquarters will be postponed, after officials decided to add $47.4 million in additional appropriations....the cash reserve needs to be appropriated and squirreled away to satisfy the requirements of lenders...."

∙ Hearing delay for SFPUC's ultragreen HQ [San Francisco Examiner]
∙ Laying The Foundation For An "Ultra-Green" 525 Golden Gate Avenue [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (8) | (email story)

July 31, 2009

The United Nations Of Hunters Point?

Speaking of the redevelopment of Hunters Point, from the Business Times:

San Francisco Mayor Gavin Newsom wants to put a United Nations center focused on global warming at Hunters Point Shipyard…The proposed center, called the United Nations Global Compact Center, would cost about $16 million to $20 million.

If we build it will the world come?

∙ Can You Say San Francisco Earthquakes? [SocketSite]
∙ S.F. Mayor proposes UN center at Hunters Point [Business Times]

Posted by socketadmin at 7:00 AM | Permalink | Comments (22) | (email story)

July 30, 2009

Can You Say San Francisco Earthquakes?

Site prep for the construction of 1,400 homes on Hunters Point Parcel A is expected to be completed by the end of the year with first occupancy around 2012.

At the same time contingency plans for how to proceed with the overall Hunters and Candlestick Point redevelopment should the San Francisco 49ers make the move to Santa Clara are being drawn.

Ideas for alternative uses for the 25-acre Parcel G currently set aside for a new football stadium range from enabling the development of larger and more luxurious housing to a "greentech industry hub" (which might be easier to envison than execute).

We’ll go on record with the suggestion for the development of a "football" stadium and a few practice pitches of another kind. Can you say San Francisco Earthquakes?

∙ City plans Hunters Point redevelopment without the 49ers [Examiner]
∙ JustQuotes: The Redevelopment Of Hunters/Candlestick Point [SocketSite]
∙ First And Goal For The San Francisco Santa Clara 49ers Stadium [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (25) | (email story)

Pier 27 Public Workshop On Pier 1 Tonight (7/30/09)

The Port of San Francisco is holding a public workshop tonight from 6 p.m. to 8 p.m. on Pier 1 to discuss their conceptual designs to transform Pier 27 into a cruise terminal.

∙ Pier 27 Cruise Terminal Design [SFGov]
∙ The Port's Plan For Pier 27: We Don't Need No Stinking Rate Of Return! [SocketSite]

Posted by socketadmin at 8:00 AM | Permalink | Comments (5) | (email story)

July 24, 2009

The Drew School Addition Rendering Scoop: Its Living Wall And All

A plugged-in tipster delivers the renderings (click image to enlarge) for the proposed expansion of the Drew School along with a few details on its proposed green wall and roof:

An external "living wall" by the inventor of the vertical garden, Patrick Blanc—his first such installation in the U.S.; this along with the living roof designed by Rana Creek (creators of the acclaimed green roof at the new California Academy of Sciences) make up nearly 30% of the new building’s visible surfaces.

LEED-Gold Certified is the proposed goal for the $14 million addition overall.

∙ Drawings For A Proposed Drew School Expansion Along Broderick [SocketSite]

Posted by socketadmin at 2:30 PM | Permalink | Comments (23) | (email story)

July 22, 2009

Drawings For A Proposed Drew School Expansion Along Broderick

The context and massing for the Drew School's Broderick Street elevation at the corner of California in Lower Pacific Heights as it currently exists:

Its expanded massing and context as is proposed:

The [Drew School] proposes to demolish an existing 45-foot-tall, three-story-overbasement residential building at 1831-1835 Broderick Street (Assessors Block 1029, Lot 3), and construct a three-story-over-basement, 40-foot-tall addition to the existing Drew School building at 2901 California.

The proposed addition would incorporate a green "living wall" facing Broderick Street, covered with vegetation to enhance the habitat value of the site. The project would include a roof design that utilizes vegetation and surfaces with high solar reflectance to reduce urban heat island effects.

And a couple of potential alternatives in the name of "preservation":

UPDATE (7/24): A rendering of the proposed project.

∙ Drew School Addition Environmental Impact Report [SFGov]
∙ The Drew School Addition Rendering Scoop: Its Living Wall And All [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (27) | (email story)

July 20, 2009

SFJAZZ Snubs San Francisco’s "Jazz District," Targets Hayes Valley

According to The Examiner, the nonprofit SFJAZZ is proposing to raze the auto body shop on Franklin between Linden and Fell in Hayes Valley and replace it with 40-foot-tall "three-story building for jazz performances, classes and administration headquarters."

The proposed 9,500-square-foot theater includes seating for up to 750 people, with additional standing-room only space, and is expected to host approximately 200 performances a year on Thursdays, Fridays, Saturdays and Sundays, according to Planning Department documents.

In addition to a box office and gift shop, a café/restaurant is proposed for the ground floor.

∙ Jazz nonprofit wants to build Hayes Valley venue, headquarters [Examiner]

Posted by socketadmin at 2:30 PM | Permalink | Comments (33) | (email story)

July 17, 2009

Best-Case Scenario For 55 Laguna: A Ground Breaking Mid-2011

According to the San Francisco Business Times, A.F. Evans is in talks with Related California to partner on the on the development 55 Laguna.

Related California President William Witte said they are looking at the numbers and would make a decision in the early fall. He said they are drawn to the San Francisco property’s access to public transit, its views, and the fact that the property is large enough to develop a distinctive housing enclave. At the same time, he said “it’s a tough financing market” and under the best-case scenario the housing development would probably not break ground until mid-2011.

∙ Related California, A.F. Evans in talks [San Francisco Business Times]
∙ Local Housing Developer AF Evans Files For Bankruptcy Protection [SocketSite]
∙ Openhouse Perspective On AF Evans And 55 Laguna: Minimal Impact? [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (6) | (email story)

July 7, 2009

Visions For Empty Lots 2.0

John King continues to riff on what could be done with the myriad undeveloped and stalled out lots currently dotting San Francisco, this time soliciting visions from teams of architects and designers.

Above, the Fremont Street site for what was to be The Californian being cleared. Below, 'Vegetated States,' a conceptual design for the now empty lot by Sarah Kuehl, Owen Kennerly, Adam Greenspan and Sarina Bowen.

Other concepts include 'Memory of Water' for the lot at 535 Mission and 'The People's Public Workshop' for 1401 Market where Crescent Heights was ready to rise.

Have a concept or design for an empty lot near you? You know where to send it.

∙ Designers who see more than an empty lot [SFGate]
∙ A Five To Ten Year Underdeveloped Empty Lot Plan [SocketSite]
∙ The Californian on Rincon Hill (375 Fremont): Website And Renderings [SocketSite]
∙ 'Vegetated States: Growth Between Booms' [SFGate]
∙ 'Memory of Water,' 535 Mission St. [SFGate]
∙ 535 Mission Street: From Office To Residential To Office To Suspended [SocketSite]
∙ 'The People's Public Workshop' [SFGate]
∙ Crescent Heights: 10th And Market Recap, Rendering, And Details [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (46) | (email story)

July 2, 2009

San Francisco Developers Land $96 Million In Infill Grants

In the last round of California Proposition 1C infill infrastructure grants voters approved in 2006, "San Francisco developers won seven state grants worth $96 million" versus one grant for $5 million the last time around. From J.K. Dineen:

The biggest Bay Area recipient was the John Stewart Co., which received the maximum $30 million to help bankroll the ambitious 750-unit mixed-income housing development called Hunters View, a project that includes the rebuilding of a 267-unit dilapidated public housing complex. The money will pay for everything from grading to utilities to a new street grid. Work will start early next year on the $300 million development, which will be built in phases.

The Emerald Fund, which is raising money to build 308 units of rental housing in Rincon Hill, received $11 million, much of which will go toward a park the developer agreed to build. The developer did not receive another $11 million transit-oriented development Prop 1C grant it had applied for, but Emerald Fund President Oz Erickson said he is hopeful that money will come through after a 90 day evaluation period. Erickson said that they have a strong case for the public benefits 333 Harrison will provide.

The Martin Building Company also received a grant for the development of 179 units at 2235 Third Street while Avant Housing's bid for $5.7 million to kick-start development of 194 units at 1880 Mission Street was turned down.

∙ Urban housing firms grab $150M in grants [Business Times]
∙ JustQuotes: A New Vision For A Hunters Point Neighborhood [SocketSite]
∙ A Plugged-In Reader's 12 Notes On The "PC" Approved 333 Harrison [SocketSite]
∙ 2225-2255 Third Street: What Was (And Hopefully Is) In The Works [SocketSite]

Posted by socketadmin at 2:00 PM | Permalink | Comments (9) | (email story)

The Fishers Break CAMP With Respect To The Presidio's Main Post

According to John King, "Gap founder Donald Fisher and his family have decided to abandon their efforts to build a contemporary art museum at the Main Post of San Francisco's Presidio."

In calling off an effort that began with acclaim but turned into the city's fiercest development battle in a decade, the family holds open the possibility it might still try to build a home in the Presidio for its collection of work by such artists as Andy Warhol and Alexander Calder.

But the Fishers also say they are open to looking outside the city - and the Bay Area - before deciding what to try and do next.

∙ Fishers give up on plan for Presidio art museum [SFGate]
∙ A Toned Down CAMP And Revised Main Post Plan For The Presidio [SocketSite]

Posted by socketadmin at 8:15 AM | Permalink | Comments (67) | (email story)

June 26, 2009

Japantown’s Better Neighborhood Plan Update: Draft Acknowledged

While 3D Investments' redevelopment of the Japan Center Mall and Peace Plaza was pushed back by the economy late last year, the Planning Department’s Japantown Better Neighborhood Plan has been pushing forward.

Yesterday a draft plan which includes an overhaul of Peace Plaza and “the conversion of the western two lanes of Webster Street, between Geary Boulevard and Bush Street, into a neighborhood park” was endorsed acknowledged by the Planning Commission.

The proposed $41.3 million budget "would need to be raised through development impact fees and neighborhood taxes to pay for proposed public improvements included in the draft 20-year plan."

UPDATE: A correction from a plugged-in reader:

The draft was "acknowledged", not "endorsed" by the Planning Commission. The Planning Commission added language to the resolution to emphasize that this plan is a work in progress and it does not endorse some of the most controversial contents, such as proposed heights.

∙ Japantown: The Question, The Answer And Your Chance To Embellish [SockeSite]
∙ Japantown Better Neighborhood Plan [SFGov]
∙ Commission backs Japantown overhaul [San Francisco Examiner]

Posted by socketadmin at 9:00 AM | Permalink | Comments (15) | (email story)

June 24, 2009

870 Harrison Update: Development Unanimously Approved

It’s a plugged-in tipster that notes the development of 870 Harrison Street by JS Sullivan was unanimously approved last week. Design by Leavitt Architecture, as rendered by ZŪM:

As previously summarized by us:

Twenty-six residential units (18 one-bedroom, 8 two-bedroom) over either 4,050 or 2,560 square feet of ground-floor PDR (Planning Commissions Resolution 17707 "allows for reduced PDR replacement requirements if 25 percent of the lot depth is dedicated to an at-grade rear yard") and a below grade garage with 12 residential spaces, one commercial space, one van-accessible space, two car share spaces, and eight spaces for bikes.

And there's animation to come (we’re told).

∙ 870 Harrison Street: Development Site [870harrison.com]
∙ Twenty-Five Days From A Positive Negative For Twenty-Six Units [SocketSite]

Posted by socketadmin at 1:00 PM | Permalink | Comments (26) | (email story)

June 23, 2009

Eastern Neighborhoods Plan In Action (As Proposed): 750 2nd Street

As the one-story-with-mezzanine, 25-foot high former warehouse at 750 2nd Street looks today above. As is proposed to replace the existing warehouse with an eight-story plus mezzanine, 95-foot mixed-use building under the new Eastern Neighborhoods Plan below.

The proposed building would include up to 17 residential units (28,950 gsf), above a ground‐floor commercial space, and a ground‐floor garage with approximately 16 off-street parking spaces with stackers (4,487 gsf) for residents. Additionally, the project would provide approximately 2,891 gsf of private open space in the form of decks or balconies attached to 13 of the residential units.

The project site is within the East SoMa Plan Area and under the recently adopted Eastern Neighborhood (EN) controls, project approval would proceed under Section 329, Large Project Authorization in Eastern Neighborhoods Mixed-Used Districts. The proposed project would require exceptions to certain requirements in the Mixed Use-Office (MUO) district, and to certain pre-existing zoning controls [formerly zoned M-2].

Design by Gould Evans Baum Thornley Architects. And targeting, at a minimum, LEED Silver certification.

∙ Eastern Neighborhoods/Candlestick Plans Yea! (Mirant Retrofit Nea!) [SocketSite]
∙ 750 2nd Street: Environmental Impact Report (EIR) [SFGov]

Posted by socketadmin at 1:00 PM | Permalink | Comments (27) | (email story)

June 19, 2009

From Renovation To Potentially Razed For 680/690 Folsom

According to J.K. Dineen, TMG Partners' renovation and redesign of 680/690 Folsom might never see the light of day through those proposed glass curtain walls. Instead, the buildings could be razed to make way for a Moscone Center expansion.

While city officials are not ready to discuss the project in detail, officials involved in the discussions say the new below-ground convention center space would connect with the 650,000-square- foot Moscone Center South underground across Third Street. The complex would replace two existing office buildings owned by developer TMG Partners and financial partner RREEF, 680 Folsom St. and 50 Hawthorne St., as well as the Moscone Parking Garage at 255 Third St. In addition to the convention center and replacement parking, the new project could feature “two or three towers” above a podium.

The new plans are simply "exploratory" at this point. No word on how the proposed Museum of Performance & Design would fit into the mix.

∙ S.F. in talks for Moscone expansion [San Francisco Business Times]
∙ Wet Weekend Special (And Scoop): The Designs For 680/690 Folsom [SocketSite]
∙ Additional Details To Go With The Glassy Design: 680/690 Folsom [SocketSite]
∙ Museum of Performance & Design: Familiarity With The Corner/Design [SocketSite]

Posted by socketadmin at 9:00 AM | Permalink | Comments (20) | (email story)

Not Quite So Easy (And A Little Less Fresh For Now)

Tesco's plans to open three new Fresh & Easy Neighborhood Markets in San Francisco have been slowed down with mid-2010 now looking to be the first opening.

The store in Bayview was planned for a new mixed-use building currently being built at Third Street and Carroll Avenue by Goldman Sachs Urban Investment Group. The group’s managing director, Alicia Glen, said Fresh & Easy’s delay has slowed construction of the building by several months. However, she had met with Fresh & Easy executives recently and they affirmed the chain is still committed to the project.

The development of a Fresh & Easy in the Portola neighborhood and another on at Clement and 32nd Avenue in the Richmond have been "delayed indefinitely."

∙ U.K. grocery chain to put S.F. expansion on hold [Examiner]
∙ 5800 Third Street: Development Starting Back Up (Delivery In 2010) [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (11) | (email story)

June 16, 2009

Transbay Block 8: No Deal Or Development In 2009

While the expected grand opening of San Francisco’s new Transbay Terminal has been pushed back a year to 2015, J.K. Dineen now reports the San Francisco Redevelopment Agency has "suspended efforts" to develop housing on Transbay Block 8.

The San Francisco Redevelopment Agency has suspended efforts to develop housing on a key Transbay District parcel after bids for the property came in “well below the potential value of the site in a healthier real estate market,” according to a memo from Executive Director Fred Blackwell.

Blackwell said the agency decided to suspend the request for proposals process for Block 8, a 42,600-square-foot parcel on Folsom Street between First and Fremont streets. The agency is looking for a developer to build two market-rate structures: a 550-foot residential tower and an adjacent 50-foot residential townhouse development. In addition, the RFP called for a 100 percent affordable building 65 to 85 feet.

Noting "the agency should wait for conditions to improve rather than sell under current market conditions," Blackwell expects to issue a new RFP in 2010 which we'll call a bit optimistic considering the current trends and typical market cycle.

∙ Transbay Terminal: Banking On Stimulus Funds And Opening In 2015 [SocketSite]
∙ S.F. suspends effort on Transbay District site [San Francisco Business Times]
∙ Transbay Block 8: The Request For Proposals And Basic Design(s) [SocketSite]
∙ In The Pipeline For First And Folsom: 550-feet And 600 Units [SocketSite]

Posted by socketadmin at 3:45 PM | Permalink | Comments (14) | (email story)

Laying The Foundation For An "Ultra-Green" 525 Golden Gate Avenue

Placed "on hold" a year ago due to rising costs and "lower than expected efficiencies," but now angling for some stimulus funds too, it’s a plugged-in tipster that catches the crews at work on 525 Golden Gate Avenue:

Crews from [Malcolm] Drilling are hard at work on the site. I asked one of them whether their being there meant the new building was proceeding and the answer was, "Yes, we are shoring for the foundation because the foundation for the new building is deeper than the old one." I could see what appeared to be a dewatering tank of the sort used to keep deep foundation excavations dry.

The earthquake-damaged and twenty-years vacant building that once stood on the site was recently razed (much to the chagrin of Trader Vic's next door), and as permitted a 12-story "ultra-green" San Francisco Public Utilities building is proposed to rise.

∙ When Being Green Costs Too Much: 525 Golden Gate Avenue On Hold [SocketSite]
∙ PUC site a 'poster child for stimulus package' [SFGate]
∙ Tiki lounge owners try to halt nearby demolition [SFGate]

Posted by socketadmin at 11:00 AM | Permalink | Comments (6) | (email story)

June 12, 2009

Designs For The Castro’s "Hole In The Ground" (2299 Market Street)

As proposed, the Castro’s long vacant "hole in the ground" at 2299 Market Street (corner of 16th and Noe) would become a five-story mixed-use development with 18 residential units, 5,000 square feet of ground floor retail and 18 underground parking spaces.

And while the proposed Ian Birchall and Associates design has apparently been generating some neighborhood buzz by being rendered with what appears to be an Apple store in the retail space ("but those who have heard the design team's presentation said there was no indication given that a lease with the retailer had been signed"), that’s not what had us all abuzz (or perhaps bothered if you will).

No, it’s the difference between what’s currently proposed (below left) versus what appears to have once been on the boards (below right) that did that trick.

∙ Castro housing projects inch forward [Bay Area Reporter]
∙ Ian Birchall and Associates [ibadesign.com]

Posted by socketadmin at 9:15 AM | Permalink | Comments (52) | (email story)

Trolling For Tourists And Locals Alike On Fisherman's Wharf

It’s two steps forward, one step back for San Francisco's Fisherman's Wharf Public Realm Plan as a proposal to "turn Jefferson Street into a single-lane roadway with [two] dedicated lanes for bicycles" has been reworked.

The latest plan allows for two lanes of traffic that would be shared with bicyclists, and it maintains large walkways for pedestrians and open-air dining. Street parking would be eliminated in favor of a plan that will direct motorists to rarely full parking garages.

Sidewalks would still be widened, addressing the no. 1 concern of visitors to the area: overcrowded walkways.

The goal is not only to ease tourist congestion, but to lure more locals to the Wharf.

UPDATE: Or perhaps one step forward and two steps back. From a bike riding reader:

No, I would just call it "two steps back." Jefferson St is the Bay Trail and this is the only gap in the miles long extremeley popular bike route that runs along the Embarcadero and then over to Crissy Field and across the GGBridge.

One of the whole points of this effort was to fix this gap and make Jefferson St a legitimate bike route to accommodate the throngs of people who try to pass through there on bikes (or heaven forbid, actually bike to FW, but we all know the restauranteurs don't want the business of anyone who doesn't drive a 1950s Caddy. Oh, the good 'ol days!).

Not to mention the fact that you have throngs of clueless tourists who naturally ride the wrong way on Jefferson assuming the waterfront route goes in both directions. This is pathetic.

∙ San Francisco's Fisherman's Wharf Public Ream Realm Plan [SocketSite]
∙ Proposed plan aims to lure locals to Fisherman’s Wharf [Examiner]

Posted by socketadmin at 8:00 AM | Permalink | Comments (13) | (email story)

June 10, 2009

From Piers To Park And The Brannan Street Wharf By 2012

The long planned demolition of the dilapidated Pier 36 and transformation of former Pier 34 into the Brannan Street Wharf has received a tentative $6 million federal funding boost.

The new 830-foot wharf with 400-feet of new neighborhood lawn (click image to enlarge) could now be a reality "as early as July 2012" (but more likely by the end of that year).

∙ Sprucing up The City’s waterfront [San Francisco Examiner]

Posted by socketadmin at 10:45 AM | Permalink | Comments (10) | (email story)

San Francisco's New Cruise Ship Terminal Gets A $3.5M Kick Start

"The prospect of a new San Francisco cruise ship terminal [at Pier 27] became more real Tuesday when the Port Commission authorized a $3.5 million contract with the city's Department of Public Works for architectural and engineering work."

∙ $3.5 million OKd for new cruise ship port work [SFGate]
∙ The Port's Plan For Pier 27: We Don't Need No Stinking Rate Of Return! [SocketSite]

Posted by socketadmin at 7:15 AM | Permalink | Comments (7) | (email story)

June 8, 2009

The Parkmerced Thirty Year Plan: Public Scoping Meeting Tonight

While the Planning Department is working on the Envirornmental Impact Report (EIR), a public scoping meeting for the proposed Parkmerced Redevelopment Project will be held tonight (June 8, 2009, from 6-8 PM at the YMCA Annex, 3150 20th Avenue).

The proposed Parkmerced Project is a long-term mixed-use development program to comprehensively re-plan and redesign the Parkmerced site, increase residential density, provide new commercial and retail services and transit facilities, and improve utilities within the development site. About 1,683 of the existing apartments located in 11 tower buildings would be maintained, and over a period of approximately 30 years, the remaining 1,538 existing apartments would be demolished in phases and fully replaced, and an additional 5,679 net new units would be added to the Project Site.

With project implementation, there would be a total of 8,900 units on the Project Site. The Proposed Project also includes construction of a new neighborhood core containing neighborhood-serving retail and office space, including such potential uses as a grocery store, restaurants, and banks.

Yet to be resolved (as far as we know), a bid to grant Parkmerced landmark status based on its place in "planning history," courtyards and landscape design.

∙ Parkmerced: Project Scoping And Environmental Impact Report Notice [SFGov]
∙ Planning For 5,700 New Homes In San Francisco’s Parkmerced [SocketSite]
∙ Parkmerced: From The Plans To Develop, To The Plans To Preserve [SocketSite]
∙ Parkmerced: A Cultural Landscape Foundation "Marvel of Modernism" [SocketSite]

Posted by socketadmin at 9:45 AM | Permalink | Comments (17) | (email story)

June 5, 2009

Compare And Contrast (Just Don’t Kvetch): 1960-1998 Market Street

It’s another perspective on the redesigned and unanimously approved 1960-1998 Market Street development. As approved above, prior to being redesigned below, and all comments on our earlier piece. And for the record, we're fans.

∙ The 1960-1998 Market Street Scoop: Unanimously Approved Design [SocketSite]
∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]

Posted by socketadmin at 5:00 PM | Permalink | (email story)

Fox Plaza Expansion (1390 Market): Unanimously Approved As Well

In addition to 1960-1998 Market, the San Francisco Planning Commission has unanimously approved the proposed 250-unit condo addition to Fox Plaza at 1390 Market. That being said, "developer Mark Conroe of Presidio Development Partners says it’s unlikely to be built until the economy turns around."

∙ The 1960-1998 Market Street Scoop: Unanimously Approved Design [SocketSite]
∙ S.F. gives OK to 250-unit condo project at Fox Plaza [Business Times]
∙ A Step Forward For The Plans To Expand Fox Plaza (1390 Market) [SocketSite]

Posted by socketadmin at 11:45 AM | Permalink | Comments (1) | (email story)

The 1960-1998 Market Street Scoop: Unanimously Approved Design

A plugged-in tipster reports with respect to the proposed development at 1960-1998 Market Street which was unanimously approved by the Planning Commission last night:

The following describes the design changes that were have made to the project over the last several weeks in response to the comments that were received from the Planning Commission, SF Planning Department and the Duboce Triangle Neighborhood Association.

Bernardo Fort-Brescia and the team at Arquitectonica amazingly improved upon their original design while going through what almost turned into design by committee. These Architects were challenged to respond to community and incorporate changes while still maintaining the integrity of the building, which is a bold, iconic statement for such a prominent comer location.

Market Street: Additional vertical fins have been added to strengthen the vertical expression. The major horizontal mullions have been reconfigured in a staggered pattern, eliminating their alignment and further reducing the horizontal emphasis of the façade. A canopy has been introduced along Market Street to reinforce the pedestrian and retail environment.

Buchanan Street: The changes described above have been incorporated into the first bay along Buchanan Street. The second bay has been modified significantly, stepping up in height to relate to the change in street level. The vocabulary of the second bay now relates to the adjacent residential buildings by incorporating stone and a more regularized window arrangement.

Light well: A light well has been incorporated at the northwest corner of the building that corresponds to the neighbor’s exiting light well.

Rear yard setback: The northeast corner of the building has been pulled back to allow a greater separation between this building and the neighbors to the north.

Another tipster adds, "In a topsy-turvy hearing, the local neighbor associations supported the project, while the Building and Construction Trades Council was opposed to it."

UPDATE: A close-up on the corner (and how it looked before):

∙ Now THAT’s Not The Arquitectonica Design For Market At Buchanan [SocketSite]
∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]

Posted by socketadmin at 8:55 AM | Permalink | Comments (26) | (email story)

June 4, 2009

942 Mission Street: Designs, Details, And Planning Documentation

In February a reader wondered and another provided the project scoop. And yesterday the Planning Department uploaded the 942 Mission Street Hotel Project EIR for review.

The proposed project would demolish a two‐plus‐story‐over‐basement, 30‐foot‐tall building that contains about 8,000 square feet of office space and 17,000 square feet of former commercial film studio space....In its place, the project sponsor proposes to retain the existing basement and construct a 15‐story, approximately 152‐foot‐tall building.

The upper nine floors of the hotel would be set back approximately 40 feet from the Mission Street property line. These upper floors would overlook a vegetated roof at the seventh floor planted in drought‐tolerant California native grasses. Bay windows would extend up to the thirteenth level. The proportions and detailing of the fenestration in the base along Mission Street would be repeated in the windows of the upper floors.

As proposed, 72,000 square feet of hotel space with 172 rooms over 3,240 square feet of ground‐floor retail. And all without any off-street parking (nor even valet as envisoned).

UPDATE: An eastern elevation empahsizing a lightwell - or what will be a lightwell should the neighboring parcel build up - in light of a few comments and queries:

∙ A Reader Asks, Perhaps You'll Answer: Hotel Around Sixth And Jessie? [SocketSite]
∙ EIR Availability: 942 Mission Street Hotel Project (pdf) [SFGov]

Posted by socketadmin at 11:30 AM | Permalink | Comments (11) | (email story)

The Port's Plan For Pier 27: We Don't Need No Stinking Rate Of Return!

From the Examiner with respect to the Port's plan for a new San Francisco cruise terminal:

[The Port of San Francisco] now plans to take advantage of an upcoming bond sale to help fund the $40 million-plus conversion of Pier 27 from a cavernous limousine storage lot into a modern cruise terminal.

Under the latest plans, the portion of the building facing the street would be toppled to make way for a public plaza, and several surrounding buildings would be demolished or relocated. The interior of the warehouse building would be refurbished and improved with an elevated mezzanine level to allow cruise passengers to step from their ship directly into the terminal.

The most recent terminal plan calls for the Port to pay for needed infrastructure improvements without relying on the assistance of the private sector, according to Finance Director Tina Olsen.

“We’re thinking, ‘Why don’t we act like a developer?’ We’ll do the investment, we’ll bring in the tenants and do the build-outs,” she said. “We don’t need a rate of return, so perhaps we can do a development that’s more palatable.”

Just how hard could real estate development be these days?

∙ Port of S.F. looks to new projects to net revenue [San Francisco Examiner]

Posted by socketadmin at 8:30 AM | Permalink | Comments (5) | (email story)

June 3, 2009

First And Goal For The San Francisco Santa Clara 49ers Stadium

Santa Clara City Council members approved a financial plan to move the 49ers south last night (or rather early this morning). Up next, a vote by the residents next spring.

∙ Santa Clara approves 49ers stadium plan [San Franciso Examiner]
∙ JustQuotes: Five Years From A 49ers Free San Francisco? [SocketSite]
∙ San Francisco 49ers Proposal for a Football Stadium in Santa Clara [santaclaraca.gov]

Posted by socketadmin at 9:00 AM | Permalink | Comments (14) | (email story)

June 1, 2009

Hotel SoMa (690 Fifth Street) As Proposed And Planning's EIR

The proposed Hotel SoMa would replace a two-story, 23-foot-tall office building (and 14 off-street surface parking spaces) on the northwest corner of Townsend and Fifth (690 Fifth Street to be exact) with a David Baker designed six-story, 75-room hotel.

The project would include approximately 41,000 square feet of hotel uses, a 5,000-square-foot café/bar and lobby area, and a 7,400-square-foot subterranean garage with on-site parking for 27 automobiles.

The [hotel] would be six stories tall, reaching a height of 65 feet above grade to the roofline, and an approximately 16 foot mechanical penthouse (exempt from the height limits for this zoning district).

The project would also provide an approximately 5,000-square-foot deck area, swimming pool, and bar on top of the roof accessible to hotel patrons.

Additional details are available via Planning’s Preliminary Mitigated Negative Declaration.

∙ 690 Fifth Street (Hotel SoMa): EIR and Intent to Adopt a Negative Declaration [SFGov]
∙ On the boards: Hotel SOMA [dbarchitect.com]

Posted by socketadmin at 5:30 PM | Permalink | Comments (30) | (email story)

Presidio Main Post Plan Public Comment Period Closes Today

"Today marks the end of the public comment period on land use changes proposed for the Main Post of San Francisco's Presidio - a deadline that may sound bureaucratic but in fact signals the next round in an acrimonious battle unlikely to end anytime soon."

∙ Deadline is today for comments on Presidio plan [SFGate]
∙ A Toned Down CAMP And Revised Main Post Plan For The Presidio [SocketSite]

Posted by socketadmin at 8:30 AM | Permalink | Comments (20) | (email story)

Now THAT’s Not The Arquitectonica Design For Market At Buchanan

Driven by neighbors’ complaints and a Planning Commission "request," revised designs for the Arquitectonica design of 1960-1998 Market at Buchanan will be presented to the Commission on Thursday. No word on whether or not the revised design will include Planning Commissioner approved bay windows or peach accents.

Regardless, even if the revised plans are approved, "construction won't begin until the economy begins to recover" according to the developer.

∙ Now THAT’s The (An) Arquitectonica Design For Market At Buchanan [SocketSite]
∙ 1844 Market Watch: Movement On 113 "Fabulous" Units And Retail [SocketSite]
∙ Buchanan and Market condo plans revised [Examiner]

Posted by socketadmin at 8:00 AM | Permalink | Comments (14) | (email story)

May 29, 2009

1844 Market Watch: Movement On 113 "Fabulous" Units And Retail

BayRock Residential secured approvals for 113 "fabulous" rental (but condo mapped) units, 90 underground parking spaces, and 5,000 square feet of retail to be built at 1840-1844 Market in 2006, but sold the project in 2007.

And while the site has long been cleared, it's also been dormant for quite some time. Yesterday, however, a tipster noticed activity and couldn't help but wonder, "Is this real?"

It appears so, but unfortunately we don't have any additional details. Readers?

Posted by socketadmin at 12:30 PM | Permalink | Comments (20) | (email story)

May 28, 2009

The 690 Stanyan Project Scoop: Scaled Back To An Interior Gutting

A plugged-in reader reports on the proposed 690 Stanyan Project:

The other half had a storewide meeting at Whole Foods last night. It was told to them that the Stanyan Project has been scaled back to be just like the Noe Valley project. No external construction - no condos, just a interior gutting of the old Cala foods and a small format Whole Foods going into it.

The mixed-use design as was proposed (and conditional use approved):

The 26 studio units, 20 one-bedroom units, 15 two-bedroom units, and one three-bedroom unit have been removed from our pipeline inventory watch list.

UPDATE: Confirmation this afternoon from the Business Times with regard to the project:

The developer of a Whole Foods and housing development approved for a vacant lot at Haight and Stanyon streets has decided to shelve the project, citing high city fees [of between $5 million and $6 million] and the economic downturn.

According to the developer, however, an agreement with Whole Foods on the scaled back plan has not been reached (but is being discussed).

∙ The 690 Stanyan Project Update: Conditional Use Approved 6-0 [SocketSite]
∙ The 690 Stanyan Project: Overview And EIR Hearing Tomorrow (2/28) [SocketSite]
∙ Whole Foods Green-Lighted In Noe (And As Proposed On Market) [SocketSite]
∙ Developer scraps S.F. Whole Foods project because of city fees [Business Times]

Posted by socketadmin at 9:00 AM | Permalink | Comments (40) | (email story)

May 27, 2009

CPMC's Long Range Development Plan And Cathedral Hill Campus

Additional details with respect to California Pacific Medical Center’s (CPMC) Long Range Development Plan for five campuses have been published in the form of an EIR and Public Scoping Meeting notice (pdf). At the heart of the plan, the Cathedral Hill Campus.

The proposed 3.85 acre medical campus…is comprised of three sites that would be developed by 2015 with a new Cathedral Hill Hospital [which would occupy an entire city block bounded by Post Street to the north, Van Ness Avenue to the east, Franklin Street to the west, and Geary Boulevard to the south), a new Cathedral Hill Medical Office Building (Cathedral Hill MOB), and a second renovated medical office building at 1375 Sutter Street.

The AIA Honor Award design by SmithGroup for CPMC's Cathedral Hill Hospital ("using a system modeled on Toyota’s manufacturing process to maximize design and value"):

And as the proposed hospital site looks today:

UPDATE: By way of a plugged-in tipster, a couple of aerial renderings of the proposed CPMC Cathedral Hill hospital for context:

∙ CPMC: Notice of Preparation of an EIR and Public Scoping Meeting [SFGov]

Posted by socketadmin at 9:15 AM | Permalink | Comments (43) | (email story)

May 21, 2009

Under Two Hundred Per Square Foot (Just Not Including The House)

This four story, four bedroom, and six and one-half bath Forest Hill* home is listed for under $200 per square foot! Unfortunately that doesn’t include the cost of building it.

*UPDATE: As a plugged-in reader correctly points out, it's Forest Hill Extension for this lot not Forest Hill.

∙ Listing: 63 Garcia ("4/6.5") - $998,000 (lot) [MLS] [Map]

Posted by socketadmin at 9:45 AM | Permalink | Comments (29) | (email story)

May 20, 2009

Plans Approved And Price Reduced But No Sale And Off The MLS

Sold in December 2005 for $868,000 and then again for $875,000 in September 2008, 1409 Sanchez retuned to the market in January asking $1,250,000 with newly approved plans and permits in hand to raze the current structure and build two units in its place.

Yesterday the listing for 1409 Sanchez was withdrawn from the MLS despite reductions down to $970,000 and an offer by the "Seller/Builder" to "complete [the] project at a Discounted Price & Customize [the] Plans to Suit!"

No word on whether or not the listing will soon return with a new new price and zero days on the market or if said seller/builder has simply decided to go the spec route.

∙ The Future Façade Of 1409 Sanchez (Assuming Approved And Built) [SocketSite]

Posted by socketadmin at 5:45 PM | Permalink | Comments (10) | (email story)

May 15, 2009

113 New Apartments at 430 Main/429 Beale Approved By Planning

A plugged-in tipster reports on last night's Planning Commission meeting:

Looks like 430 Main / 429 Beale was approved last night with a 6-1 vote. The one in opposition, of all people, was Commissioner Antonini, who was in full support of the project and merely opposed the condition that the project remain rental for at least 20 years before going to condos. (As he stated, he believes boxing a developer in can only be detrimental).

113 apartments sandwiched between the existing Baycrest condos and a Caltrans yard.

And with construction slated to begin early 2010.

UPDATE: A bit more detail from the San Francisco Business Times:

The eight-story building will consist of 60 percent 500 square-foot studios and 40 percent two-bedroom units that will average about 875 square feet. [Portland-Pacific President Chris Zupsic] called it “affordable by design” and said the units would be suitable for a down economy when many residents are wary of chic high-end housing.

“We knew this market was coming and that this was going to be the right kind of product for this market,” he said. “This is not a high amenities building. There is no concierge, no swimming pool, no workout room. It’s very straight forward.”

Portland-Pacific hopes to finance the building through Housing and Urban Development’s Section 220, a program in which the Federal Housing Administration insures construction loans for multifamily housing projects located in urban renewal area. Zupsic said they are already far along in the HUD Section 220 application process and that Wells Fargo would be providing the FHA-backed loan. The project was designed by AB Design Studios and will be constructed by BCCI Construction.

∙ Portland-Pacific condos OK'd in S.F. [San Francisco Business Times]
∙ AB Design Studio [aurellblumer.com]

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May 13, 2009

Drawings And Details For The Proposed Development Of 2001 Market

The website for 2001 Market Street has filled out with drawings and details for a proposed mixed-use development to replace the shuttered S&C Ford dealership on Market at Dolores and 14th. As proposed, 80 condos (50% two-bedrooms or more) over a 30,000 square foot Whole Foods Market with outdoor seating at the corner of Market and Dolores.

Conditional use permits will be required for demolition of the existing buildings, for the grocery (over 5,000 square feet and a chain), and for a parking ratio of .75 spaces per unit. No variances are required, however, for the 85 foot height along Market/Dolores to 100 feet north of the 14th Street property line at which point the height drops to 40.

With approvals, and without delays, construction could start as early as fall 2010 with a Whole Foods opening in early 2012 and the condos soon thereafter (mid to late 2012).

∙ 2001 Market Street [2001marketsf.com]
∙ Whole Foods Green-Lighted In Noe (And As Proposed On Market) [SocketSite]

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May 12, 2009

San Francisco SWL 337 Proposal: Downsized And Drawn Out

The proposed retail space for San Francisco's Seawall Lot 337/Pier 48 (a.k.a. "Mission Rock") has been cut by more than half and the developers are pushing to "complete the project in phases over a 17-year period that would start in 2013."

As it stands, the project would produce approximately 10 commercial and residential buildings, including two towers near 200 feet and another taller than 300 feet. The area would be broken into 12 small city blocks and would feature 8 acres of open space, including the waterfront park.

One major parking structure and stalls in other buildings would accommodate 2,650 parking spaces for Giants games and other uses. There also are plans to refurbish Pier 48 for exhibitions and other events.

Construction of the cornerstone waterfront park would likley not begin for nearly a decade.

And gone from the proposal is the "scheme for an entertainment center tied to well-known names in food and music, including a 5,000-seat music hall."

∙ S.F. waterfront project may be downsized [SFGate]
∙ SocketSite Weekend Special: One Proposal For San Francisco SWL 337 [SocketSite]
∙ Joint Giants/Kenwood Proposal For SWL 337 Into Extra Innings [SocketSite]

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A Gathering Of 555 Washington And Redwood Park YIMBY’s

A plugged-in tipster notes a neighborhood meeting this evening (5/12) to "preview" the proposed designs for 555 Washington Street and an expanded Redwood Park.

The line that caught – and almost brought a tear to – our eyes:

The Jackson Square Historic District property owners, the Barbary Coast Neighborhood Association, the North Beach Neighbors and other neighborhood organizations are in support of the new 240+ condominiums, next to the TransAmerica Pyramid.

5:00 PM in the Small conference center building in the Transamerica Pyramid block.

∙ Out Of The Shadow And Into The Spotlight: 555 Washington Designs [SocketSite]
∙ 248 Condos (and 38 Stories) In The Shadow Of The Pyramid [SocketSite]

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May 7, 2009

Turnberry Stops Shopping, Takes Its Bags Wallet And Heads Home

Plugged-in people knew Turnberry was quietly shopping their 45 Lansing lot. Now J.K. Dineen reports that they’ve stopped shopping, asked for a refund and are headed home:

Rincon Hill developer Turnberry Associates has cancelled its a 40-story deluxe condo tower at 45 Lansing St., and asked the city to refund an $8.4 million affordable housing fee it paid when the building permit application was filed in 2007.

In a letter dated May 4, land use attorney Andrew Junious said the building permit for the 227-unit tower “will be withdrawn immediately by the project sponsor.”

The cancellation is a significant blow to the future of highrise development in Rincon Hill and other downtown neighborhoods. Turnberry bought the property in September, 2006, near the height of the market, paying $30 million, or $130,000 per buildable unit.

According to Assistant Planning Director Larry Badiner, Turnberry is entitled to a refund of the fee which "went to the Mayor’s Office On Housing for the purpose of funding affordable housing projects."

And as we wrote last month:

The implications: likely no new building at 45 Lansing for 5-10 years, and extremely low odds that once developed it will be the uberluxury product Turnberry (and neighbors) had envisioned.

UPDATE (5/8): An update with regard to the refund from J.K. Dineen:

Douglas Shoemaker, director of the Mayor’s Office On Housing, confirmed that the city would refund the $8.4 million fee.

"It’s a substantial loss for the city, but we don’t spend in lieu fees until a project begins constriction, so we have the money available," said Shoemaker.

And once again, it's not the fee (or "Daly") that killed this project but rather a substantially weaker market than when the $240 million development was first proposed.

∙ The 45 Lansing SocketSite Scoop: Turnberry Quietly Shopping The Lot [SocketSite]
∙ Rincon Hill condo tower cancelled; Turnberry seeks $8.4M refund [Business Times]

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April 23, 2009

2655 Bush Street: Designs For Density On The Corner Of Divisadero

Assuming a conditional use authorization to allow for the development of over one-half acre in addition to all the other requisite approvals, the vacant two-story and 48,000 square foot convalescent facility at 2655 Bush Street (corner of Divisadero) would be razed.

In its place a 108,000 square foot mixed-use building providing 83 new residential units, 4,500 square feet of ground level retail (four and one-half times the current) and below-grade parking for up to 99 cars (again, four and one-half times the current) would rise.

As proposed the new building would range from four to six stories (40 to 65 feet) in height and contain a unit mix of one studio, 19 one-bedrooms, and 63 two-bedroom units.

Architecture by Forum Design, and yes, we’re working on some better renderings but at least you can click the image directly above to enlarge (a little).

∙ 2655 Bush Street: Preliminary Mitigated Negative Declaration [SFGov]

Posted by socketadmin at 12:30 PM | Permalink | Comments (19) | (email story)